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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Warehouses
10035 Johnsford SW Rd Beach City, OH 44608-9765
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US66-1915901
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1990
Construction
FRAME
Total area
7,712 SF
Lot
3.92 ac (170,755 SF)
APN
10-03465
UPID
US66-1915901
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
McAlpine Meadery Brewery & Distillery Specialty Food Shop
-
Kreider Trucking Trucking Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
$485k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$535k
Owner & transaction history
Occ Properties LLC · 3 yrs held
Occ Properties LLC
since 2023
Last sale
$528,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$770,000
+88.9%
Medical building
$705,000
+72.7%
Retail stores
$675,000
+65.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Beach City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beach City submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$580,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
$525,000
6.5%
$485,000
7%
$450,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$405,000
Current use
AUTO REPAIR, GARAGE
$770,000
Change: +89% · Conversion: Easy
MEDICAL BUILDING
$705,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$675,000
Change: +66% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$660,000
Change: +62% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$605,000
Change: +49% · Conversion: Difficult
COMMERCIAL (GENERAL)
$430,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$535k
Range $482k – $589k · ±10% · vs last sale $528k (Feb 10 2023)
Last sale anchor
$528k
Feb 10 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$69 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$2,932
Tax year 2023
Assessed value
$55,900
Assessed 2023
Previous assessed
$47,850
+16.8% YoY
Effective rate
5.25%
On assessed value
Assessed land
$12,360
Assessed improvement
$43,540
Land market value
$35,300
Improvement market value
$124,400
Total market value
$159,700
Applied tax rate
70.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
NONE
Buildings
2
Stories
1
Units
1
Total area
7,712 SF
Lot
3.92 ac (170,755 SF)
APN
10-03465
UPID
US66-1915901
Jurisdiction
STARK
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$405,000
AUTO REPAIR, GARAGE
Est. value
$770,000
MEDICAL BUILDING
Est. value
$705,000
RETAIL STORES
Est. value
$675,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$660,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$605,000
COMMERCIAL (GENERAL)
Est. value
$430,000
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Units
1
Lot
3.92 ac
Current owner
From public records · entity-resolved
Occ Properties LLC
Entity
Mailing address
14380 MILLERSBURG RD SW, MASSILLON, OH 44647
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2023
$528,000
Occ Properties LLC
Tierwood Investments LLC
Warranty Deed
$424,000 · Wayne Savings Community Bank
Jun 15, 2022
$248,600
Tierwood Investments LLC
Waste Water Services INC
Warranty Deed
$125,000 · First Federal Community Bank NA
Oct 11, 2005
$130,000
Wastewater Services INC
Smoketown Furniture Transfer INC
Warranty Deed
$127,500 · National City Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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