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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Office buildings
2252 Par Ln Willoughby Hills, OH 44094-2923
Entity Owned
12-yr Hold
Free & Clear
Property ID
US66-2343373
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1970
Total area
9,148 SF
Lot
0.71 ac (30,928 SF)
Zoning code
M
APN
31-A-014-0-00-004-0
UPID
US66-2343373
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
$604k
Blend (final)
Blend
$550k
Owner & transaction history
PINE RIDGE RECREATION CLUB LLC
PINE RIDGE RECREATION CLUB LLC
Zoning & alternative use
M · Willoughby Hills, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The M District is established to provide, preserve and protect medium density residential areas for multi-family dwellings arranged to provide good building site design and effective open space in areas adequately served by City utilities and streets
Zone name
Multifamily
General category
RESIDENTIAL
Zone area
22.53 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$765,000
+41.0%
Commercial (general)
$735,000
+35.0%
Retail stores
$715,000
+31.8%
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 Willoughby Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willoughby Hills 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
OFFICE BUILDING
$545,000
Current use
AUTO REPAIR, GARAGE
$765,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$735,000
Change: +35% · Conversion: Easy
RETAIL STORES
$715,000
Change: +32% · Conversion: Moderate
MEDICAL BUILDING
$645,000
Change: +18% · Conversion: Easy
WAREHOUSE, STORAGE
$505,000
Change: -7% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$450,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$60 / 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
$13,427
Tax year 2023
Assessed value
$171,180
Assessed 2023
Previous assessed
$171,180
+0.0% YoY
Effective rate
7.84%
On assessed value
Assessed land
$27,060
Assessed improvement
$144,120
Land market value
$77,320
Improvement market value
$411,760
Total market value
$489,080
Applied tax rate
31.0000
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1970
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
9,148 SF
Lot
0.71 ac (30,928 SF)
Zoning code
M
APN
31-A-014-0-00-004-0
UPID
US66-2343373
Jurisdiction
LAKE
Zoning & alternative use
M · Willoughby Hills, OHZoning M · permitted uses
M · Willoughby Hills, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The M District is established to provide, preserve and protect medium density residential areas for multi-family dwellings arranged to provide good building site design and effective open space in areas adequately served by City utilities and streets
Zone name
Multifamily
General category
RESIDENTIAL
Zone area
22.53 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$545,000
AUTO REPAIR, GARAGE
Est. value
$765,000
COMMERCIAL (GENERAL)
Est. value
$735,000
RETAIL STORES
Est. value
$715,000
MEDICAL BUILDING
Est. value
$645,000
WAREHOUSE, STORAGE
Est. value
$505,000
INDUSTRIAL (GENERAL)
Est. value
$450,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
INDUSTRIAL (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
1970
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.71 ac
Current owner
From public records · entity-resolved
PINE RIDGE RECREATION CLUB LLC
Entity
Free & Clear · 0 yrs held
Mailing address
25101 CHAGRIN BLVD, SHAKER HEIGHTS, OH 44122-5643
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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