Entity Owned Property summary
AI-generated overview
One and Two Chagrin Highlands is a Class A office property located along the Chagrin Boulevard corridor, with convenient access to Pinecrest, the Harvard Park shopping center, the Eton Collection, and interstates I-271 and I-480. The building includes shared conference facilities, common areas, and underground parking. The office space is configured as 1,774 square feet.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Construction
TYPE NOT SPECIFIED
Total area
116,714 SF
Lot
9.16 ac (398,796 SF)
Zoning code
U-10
APN
742-33-003
UPID
US66-0030627
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Advertising Agency Marketing & Advertising
-
Law Firm
-
Law Firm
-
Medical Clinic Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.89M
Blend (final)
Blend
$27.35M
Owner & transaction history
since 2022
Last sale
$19.5M
7 recorded transactions
Zoning & alternative use
U-10 · Beachwood, OH
Zoning description
This chapter (Class U-10 District) is established, among other purposes, to create jobs, to create taxable land for the benefit of the City, the School District, the County and other taxing districts and to encourage the…
General category
MIXED_USE
Top alternative use upside
Restaurant
$19.7M
+53.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$27.35M
Value range
$24.62M – $30.09M
±10% around blend
Estimated value / SF
$234 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
30
$24.62M
blend $27.35M
$30.09M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
116,714 SF
Lot area
9.16 ac
Year built
1998
Stories
4
APN
742-33-003
Zoning
U-10
Assessed value
$3,585,230
Annual tax
$357,264
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.44M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
21.8 mi away · 141,221 SF
21.8 mi away · 141,221 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$27.35M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 18 sales
$110
+113%
Submarket 666 sales
$162
+45%
County 697 sales
$163
+44%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $234/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+53%
vs current-use indication
Office Building · current use
Medical Building
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
6.20%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.20%
9.0%
NOI (est.)
$1.37M *
Last sale · Apr 2022
$19.50M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$22.02M
Move the market yield to see immediate price impact.
Value / SF
$189
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.70%6.20%6.70%
$1.23M
$21.55M
$19.81M
$18.34M
$1.37M
$23.95M
$22.02M
$20.37M
$1.50M
$26.34M
$24.22M
$22.41M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$2.00M
8.7 mi · Apr 2026 · $20/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$357,264
Tax year 2023
Assessed value
$3,585,230
Assessed 2023
Previous assessed
$3,585,230
+0.0% YoY
Effective rate
9.96%
On assessed value
Assessed land
$1,161,300
Assessed improvement
$2,423,930
Land market value
$3,318,000
Improvement market value
$6,925,500
Total market value
$10,243,500
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1998
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
4
Total area
116,714 SF
Lot
9.16 ac (398,796 SF)
Zoning code
U-10
APN
742-33-003
UPID
US66-0030627
Jurisdiction
CUYAHOGA
Zoning & alternative use
U-10 · Beachwood, OHZoning U-10 · permitted uses
U-10 · Beachwood, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
This chapter (Class U-10 District) is established, among other purposes, to create jobs, to create taxable land for the benefit of the City, the School District, the County and other taxing districts and to encourage the…
General category
MIXED_USE
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
4
Lot
9.16 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
U-10
MIXED_USE
Jurisdiction
Beachwood, OH
Recorded code
U-10
Official district
U-10
Official district profile
What the municipal code says about U-10
Zoning description
This chapter (Class U-10 District) is established, among other purposes, to create jobs, to create taxable land for the benefit of the City, the School District, the County and other taxing districts and to encourage the…
General category
MIXED_USE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for U-10 in Beachwood, OH.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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