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Property profile & analytics
OFF-MARKET
Office Units
124 Water St, Kent, OH 44240-3524
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US66-2003847
Property summary
AI-generated overview
Located at 124 S Water St, Kent, OH 44240, this storefront space offers 1,880 square feet. Situated in downtown Kent, it is less than a mile from Kent State University. The property is suitable for retail, office, or creative business ventures and may require renovations to suit specific business needs. The lessor covers water and trash utilities, while the tenant is responsible for all other utilities. The property benefits from convenient access to a bustling community, local amenities, and a steady flow of foot traffic near Kent State University. The lot size is 0.0069 acres.
Property profile
Verified
Property type
Office Units
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1900
Total area
1,940 SF
Lot
0.07 ac (3,006 SF)
APN
17-025-40-00-006
UPID
US66-2003847
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
-
Donald Wright Design, LLC. Engineering Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Blacktail Real Estate LLC · 1 yrs held
Blacktail Real Estate LLC
since 2025
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Kent submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kent 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,605
Tax year 2023
Assessed value
$110,400
Assessed 2023
Previous assessed
$110,400
+0.0% YoY
Effective rate
6.89%
On assessed value
Assessed land
$12,640
Assessed improvement
$97,760
Land market value
$36,100
Improvement market value
$279,300
Total market value
$315,400
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
Office Units
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1900
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
1,940 SF
Lot
0.07 ac (3,006 SF)
APN
17-025-40-00-006
UPID
US66-2003847
Jurisdiction
PORTAGE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1900
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
Blacktail Real Estate LLC
Entity
Mailing address
1333 GREENWOOD AVE, KENT, OH 44240-6307
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2025
$590,000
Blacktail Real Estate LLC
E & J Properties LLC
Warranty Deed
$545,750,000 · E & J Properties LLC
Apr 25, 2025
—
E & J Properties LLC
Janet L Rhoads
Warranty Deed
—
Sep 11, 2012
—
Rhoads Family Trust
Rhoads,richard E & Janet L
Quit Claim Deed
related
—
—
—
Richard E Rhoads
—
Deed Of Trust
related
$93,000 · Home Savings Bank Fsb
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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