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22901 Millcreek Blvd, Highland Hills, OH 44122
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Property summary
AI-generated overview
Metropolitan Plaza is a Class A suburban office building located along the I-271 corridor in Cleveland’s eastside office submarket. The building is managed as an office property with tenant spaces that include multiple available suites, including a full-floor configuration. It includes on-site amenities such as food service and a fitness center, as well as a training center, conference room, and auditorium. Parking is provided through abundant surface parking and 26 secured, underground parking spaces, supporting both tenant and visitor access.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
TYPE NOT SPECIFIED
Total area
200,974 SF
Lot
15.57 ac (678,055 SF)
Zoning code
MPUD
APN
751-01-021
UPID
US66-0131298
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$21.05M
Blend (final)
Blend
$17.19M
Owner & transaction history
since 2017
7 recorded transactions
Zoning & alternative use
MPUD · Highland Hills, OH
Zoning description
It is the purpose of this district is to promote the public health, safety, and welfare by providing for the regulation of planned office, industrial and commercial developments. It is the intent of these regulations to…
General category
PLANNED_DEVELOPMENT
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$17.19M
Value range
$15.47M – $18.91M
±10% around blend
Estimated value / SF
$86 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
Income certainty
100
$15.47M
blend $17.19M
$18.91M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
200,974 SF
Lot area
15.57 ac
Year built
2000
Stories
6
APN
751-01-021
Zoning
MPUD
Assessed value
$5,857,360
Annual tax
$645,050
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$645,050
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$21.05M
Range $12.15M – $32.21M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$17.19M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 18 sales
$110
-22%
County 697 sales
$163
-48%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $86/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
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: income and sales evidence cover the value conclusion.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.51M
Move the market yield to see immediate price impact.
Value / SF
$8
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
5.00%7.00%9.00%
$95k
$1.91M
$1.36M
$1.06M
$106k
$2.12M
$1.51M
$1.18M
$117k
$2.33M
$1.66M
$1.29M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$645,050
Tax year 2023
Assessed value
$5,857,360
Assessed 2023
Previous assessed
$5,857,360
+0.0% YoY
Effective rate
11.01%
On assessed value
Assessed land
$925,540
Assessed improvement
$4,931,820
Land market value
$2,644,400
Improvement market value
$14,090,900
Total market value
$16,735,300
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
For Lease
Year built
2000
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
6
Total area
200,974 SF
Lot
15.57 ac (678,055 SF)
Zoning code
MPUD
APN
751-01-021
UPID
US66-0131298
Jurisdiction
CUYAHOGA
Zoning & alternative use
MPUD · Highland Hills, OHZoning MPUD · permitted uses
MPUD · Highland Hills, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
It is the purpose of this district is to promote the public health, safety, and welfare by providing for the regulation of planned office, industrial and commercial developments. It is the intent of these regulations to…
General category
PLANNED_DEVELOPMENT
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
2000
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
6
Lot
15.57 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
MPUD
PLANNED_DEVELOPMENT
Jurisdiction
Highland Hills, OH
Recorded code
MPUD
Official district
MPUD
Official district profile
What the municipal code says about MPUD
Zoning description
It is the purpose of this district is to promote the public health, safety, and welfare by providing for the regulation of planned office, industrial and commercial developments. It is the intent of these regulations to…
General category
PLANNED_DEVELOPMENT
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for MPUD in Highland Hills, OH.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified 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 · 5 · 30 · 100 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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