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Property profile & analytics
OFF-MARKET
Estimated value
$2,010,000
Commercial real estate
229 Pearl St Beaverdam, OH 45808-9703
Entity Owned
9-yr Hold
Free & Clear
Property ID
US66-2009654
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2018
Total area
21,024 SF
Lot
2.68 ac (116,741 SF)
APN
28-3105-03-015.000
UPID
US66-2009654
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
$2.40M
Blend (final)
Blend
$2.01M
Owner & transaction history
Pandora Grain & Supply INC · 9 yrs held
Pandora Grain & Supply INC
since 2017
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.7M
+11.8%
Office building
$1.6M
+5.6%
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 Beaverdam submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beaverdam 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)
$1,480,000
Current use
RESTAURANT
$1,655,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$1,565,000
Change: +6% · Conversion: Easy
MEDICAL BUILDING
$1,430,000
Change: -3% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,330,000
Change: -10% · Conversion: Moderate
RETAIL STORES
$1,215,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$2.01M
Range $1.81M – $2.21M · ±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
$96 / 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
$15,918
Tax year 2023
Assessed value
$366,240
Assessed 2023
Previous assessed
$366,240
+0.0% YoY
Effective rate
4.35%
On assessed value
Assessed land
$14,490
Assessed improvement
$351,750
Land market value
$41,400
Improvement market value
$1,005,000
Total market value
$1,046,400
Applied tax rate
203.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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 real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2018
Heating
SPACE
Buildings
2
Stories
1
Total area
21,024 SF
Lot
2.68 ac (116,741 SF)
APN
28-3105-03-015.000
UPID
US66-2009654
Jurisdiction
ALLEN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.5M
RESTAURANT
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
2018
Heating
SPACE
Stories
1
Buildings
2
Lot
2.68 ac
Current owner
From public records · entity-resolved
Pandora Grain & Supply INC
Entity
Free & Clear · 9 yrs held
Mailing address
229 W PEARL ST, BEAVERDAM, OH 45808-9703
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 14, 2017
—
Pandora Grain & Supply INC
—
Grant Deed
related
$1,500,000 · First Fed'l Bk/the Midwest
Jun 20, 2017
—
Pandora Grain & Supply INC
Gll Commercial Holdings LLC
Warranty Deed
related
—
Dec 31, 2015
—
Gll Commercial Holdings LLC
Luginbill,gary L & Laura S
Warranty Deed
related
—
Jul 24, 2014
—
Luginbill,gary L & Laura S
—
Grant Deed
related
$1,200,000 · First Nat'l Bk/pandora
Dec 30, 2010
$645,100
Pandora Grain & Supply INC
Lord & Leigh INC
Grant Deed
$300,000 · First Nat'l Bk/pandora
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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