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Property profile & analytics
OFF-MARKET
Estimated value
$3,400,000
Grocery and convenience stores
18501 Neff Rd Cleveland, OH 44119-3047
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US66-1275467
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1966
Total area
21,898 SF
Lot
2.42 ac (105,628 SF)
Zoning code
LR
APN
114-19-009
UPID
US66-1275467
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
-
Save A Lot Grocery & Convenience Store Food Market
-
Amazon Locker - Decimal Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.22M
CAP Approach
CAP
$3.24M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.40M
Owner & transaction history
Janes Ventures LLC · 4 yrs held
Janes Ventures LLC
since 2022
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
LR · Cleveland, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.7M
+438.9%
Office building
$3.5M
+416.7%
Medical building
$2.4M
+247.2%
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 Cleveland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cleveland 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
$3,055,000
ML approach
$3,220,000
CAP Approach
CAP Return
Estimation
6%
$3,505,000
6.5%
$3,235,000
7%
$3,005,000
Alternative Use
Use
Estimation
RESTAURANT
$3,695,000
Change: +439% · Conversion: Easy
OFFICE BUILDING
$3,540,000
Change: +417% · Conversion: Easy
MEDICAL BUILDING
$2,380,000
Change: +247% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,220,000
Change: +224% · Conversion: Moderate
Blend value · Realmo final
$3.40M
Range $3.06M – $3.74M · ±10% · vs last sale $3.75M (Jan 10 2022)
Last sale anchor
$3.75M
Jan 10 2022
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
$155 / 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
$57,747
Tax year 2023
Assessed value
$578,210
Assessed 2023
Previous assessed
$428,090
+35.1% YoY
Effective rate
9.99%
On assessed value
Assessed land
$152,500
Assessed improvement
$425,710
Land market value
$435,700
Improvement market value
$1,216,300
Total market value
$1,652,000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1966
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Bathrooms
1
Total area
21,898 SF
Lot
2.42 ac (105,628 SF)
Zoning code
LR
APN
114-19-009
UPID
US66-1275467
Jurisdiction
CUYAHOGA
Zoning & alternative use
LR · Cleveland, OH
Zoning LR · permitted uses
LR · Cleveland, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cleveland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.7M
OFFICE BUILDING
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.2M
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1966
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
1
Lot
2.42 ac
Current owner
From public records · entity-resolved
Janes Ventures LLC
Entity
Mailing address
633 CHARLESTON PIKE, CHILLICOTHE, OH 45601-9312
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2022
$3,750,000
Janes Ventures LLC
Moran Foods LLC
Limited Warranty Deed
$4,645,000 · Merchants National Bank
May 4, 2020
—
Moran Foods LLC
—
Deed
related
$210,000,000 · Citizens Bk NA
Apr 9, 2020
—
Moran Foods LLC
—
Deed
related
$180,000 · Other Institutional Lenders
Mar 3, 2020
—
Moran Foods LLC
—
Deed
related
$52,000,000 · Other Institutional Lenders
Jan 2, 2020
—
Moran Foods LLC
—
Deed
related
$40,000,000 · Other Institutional Lenders
Oct 3, 2019
—
Moran Foods LLC
—
Deed
related
$30,000 · Ankura Tr Co LLC
Apr 10, 2019
—
Moran Foods LLC
—
Grant Deed
related
$20,000,000 · Sal Holdco Corp
Jul 12, 2007
—
Moran Foods INC
City Of Cleveland
Warranty Deed
related
—
Jun 25, 2007
—
City Of Cleveland Oh
Crystal Retail Neff Road LLC
Grant Deed
related
—
Dec 8, 2006
$200,000
Crystal Retail Neff Road LLC
Tops Markets LLC
Quit Claim Deed
related
—
Feb 12, 2003
$120,000
Tops Markets LLC
Gaudio,richard D
Grant Deed
—
—
—
Moran Foods LLC
—
Deed Of Trust
related
$30,000 · Ankura Tr Co LLC
—
—
Moran Foods LLC
—
Deed Of Trust
related
$40,000,000 · Other Institutional Lenders
—
—
Moran Foods LLC
—
Deed Of Trust
related
$210,000,000 · Citizens Bk NA
—
—
Moran Foods LLC
—
Loan Modification
related
$52,000,000 · Other Institutional Lenders
—
—
Moran Foods LLC
—
Deed Of Trust
related
$2,000,000,000 · Goldman Sachs Bank USA
—
—
Moran Foods LLC
—
Deed Of Trust
related
$1,250,000 · Wells Fargo Bank
—
—
Moran Foods LLC
—
Deed Of Trust
related
$138,900 · Other Institutional Lenders
—
—
Moran Foods LLC
—
Deed Of Trust
related
$180,000 · Other Institutional Lenders
—
—
Moran Foods LLC
—
Deed Of Trust
related
$15,000,000 · Other Institutional Lenders
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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