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Property profile & analytics
OFF-MARKET
Estimated value
$2,460,000
Commercial land
110 Lou Groza Blvd Berea, OH 44017
Entity Owned
25-yr Hold
Absentee Owner
Free & Clear
Property ID
US66-3650325
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1946
Total area
24,664 SF
Lot
1.56 ac (68,137 SF)
Zoning code
CC
APN
362-25-004
UPID
US66-3650325
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.22M
Blend (final)
Blend
$2.46M
Owner & transaction history
Berea City (oh) · 25 yrs held
Berea City (oh)
since 2000
1 recorded transaction
Zoning & alternative use
CC · Berea, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
projects in the following zoning districts: NC, CC, DT, UT and the DD district s . The review of these design standards shall take place in conjunction wit h the site plan review stage, when applicable. (A) T he prescribed architectural design standa rds are intended to: (1) Protect and enhance the physical character of the are a within these zoning district…
Zone name
Commercial Center
General category
COMMERCIAL
Zone area
168.25 ac
Source
City of Berea, Ohio
Top alternative use upside
Office building
$4.0M
+74.5%
Medical building
$2.7M
+17.3%
Neighborhood: shopping center
$2.6M
+13.4%
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 Berea submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Berea 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,305,000
Current use
OFFICE BUILDING
$4,020,000
Change: +74% · Conversion: Easy
MEDICAL BUILDING
$2,705,000
Change: +17% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,615,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,245,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$2.46M
Range $2.21M – $2.71M · ±10%
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
$100 / 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
$9,623
Tax year 2023
Assessed value
$104,930
Assessed 2023
Previous assessed
$104,930
+0.0% YoY
Effective rate
9.17%
On assessed value
Assessed land
$104,930
Land market value
$299,800
Total market value
$299,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1946
Heating
NONE
Stories
1
Total area
24,664 SF
Lot
1.56 ac (68,137 SF)
Zoning code
CC
APN
362-25-004
UPID
US66-3650325
Jurisdiction
CUYAHOGA
Zoning & alternative use
CC · Berea, OHZoning CC · permitted uses
CC · Berea, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
projects in the following zoning districts: NC, CC, DT, UT and the DD district s . The review of these design standards shall take place in conjunction wit h the site plan review stage, when applicable. (A) T he prescribed architectural design standa rds are intended to: (1) Protect and enhance the physical character of the are a within these zoning districts ; (2) Prevent the deterioration of property and nuisance conditions; (3) Encourage private investment to improve and stimulate the economic vitality and social character of the district; (4) Ensure that renovations and infill developments do not adversely affect the physical character of the area; and (5) Function in conjunction with the goals and objectives of the City of Berea Comprehensive Plan. (B) Except as otherwise provided in this Chapter , all regulations set forth in this Chapter shall apply to and control property in the commercial districts set forth in this Section; provided, however, that in the case of a conflict between any standards set forth in this Chapter and similar standards provided for in another section of this zoning code, the standards of this Chapter shall govern.
Zone name
Commercial Center
General category
COMMERCIAL
Zone area
168.25 ac
Source
City of Berea, Ohio
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.3M
OFFICE BUILDING
Est. value
$4.0M
MEDICAL BUILDING
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.2M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1946
Heating
NONE
Stories
1
Lot
1.56 ac
Current owner
From public records · entity-resolved
Berea City (oh)
Entity
Free & Clear · 25 yrs held
Mailing address
LOU GROZA BLVD, BEREA, OH 44017
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2000
$5,000
Berea City (oh)
Richard W Nichols Estate
Grant Deed
—
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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