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Property profile & analytics
OFF-MARKET
Estimated value
$3,920,000
Office buildings
25200 Chagrin Blvd, Beachwood, OH 44122-5685
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US66-0129841
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Construction
TYPE NOT SPECIFIED
Total area
30,943 SF
Lot
1.7 ac (74,195 SF)
Zoning code
U-7A
APN
742-27-048
UPID
US66-0129841
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
$4.49M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.12M
Blend (final)
Blend
$3.92M
Owner & transaction history
Watertower Plaza LLC · 4 yrs held
Watertower Plaza LLC
since 2021
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
U-7A · Beachwood, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.2M
+53.5%
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 Beachwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beachwood 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
$4,460,000
ML approach
$4,485,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,400,000
Current use
RESTAURANT
$5,220,000
Change: +53% · Conversion: Moderate
MEDICAL BUILDING
$3,360,000
Change: -1% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,135,000
Change: -8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,755,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$3.92M
Range $3.53M – $4.31M · ±10% · vs last sale $3.27M (Aug 2 2021)
Last sale anchor
$3.27M
Aug 2 2021
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
$127 / 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
$92,006
Tax year 2023
Assessed value
$1,145,490
Assessed 2023
Previous assessed
$1,092,880
+4.8% YoY
Effective rate
8.03%
On assessed value
Assessed land
$270,100
Assessed improvement
$875,390
Land market value
$771,700
Improvement market value
$2,501,100
Total market value
$3,272,800
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
1981
Construction
TYPE NOT SPECIFIED
Heating
HOT WATER
Cooling
CENTRAL
Stories
3
Total area
30,943 SF
Lot
1.7 ac (74,195 SF)
Zoning code
U-7A
APN
742-27-048
UPID
US66-0129841
Jurisdiction
CUYAHOGA
Zoning & alternative use
U-7A · Beachwood, OH
Zoning U-7A · permitted uses
U-7A · Beachwood, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beachwood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.4M
RESTAURANT
Est. value
$5.2M
MEDICAL BUILDING
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$2.8M
OFFICE BUILDING Current
RESTAURANT
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1981
Construction
TYPE NOT SPECIFIED
Heating
HOT WATER
Cooling
Yes
Stories
3
Lot
1.7 ac
Current owner
From public records · entity-resolved
Watertower Plaza LLC
Entity
Mailing address
6161 OAK TREE BLVD STE #250, INDEPENDENCE, OH 44131-2520
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2021
$3,272,787
Watertower Plaza LLC
Southington 25200 LLC
Limited Warranty Deed
$2,866,800 · Key Bank NA
Nov 4, 2016
—
Hermitage 25200 LLC
25200 Watertower LLC
Quit Claim Deed
related
$2,700,000 · First Nat'l Bk/pa
Oct 2, 2003
$410,400
Kpl Water Tower LLC
Ritley,roger D
Grant Deed
—
Oct 2, 2003
$307,800
Kpl Water Tower LLC
Bobeck,joseph A
Grant Deed
—
Oct 2, 2003
$153,900
Kpl Water Tower LLC
Dworkin,sidney Est
Grant Deed
$400,000 · Fifth Third Bank
Oct 2, 2003
$205,200
Kpl Water Tower LLC
Ritley,charles R
Grant Deed
—
Oct 2, 2003
$61,600
Kpl Water Tower LLC
Ritley,thomas M
Grant Deed
—
Sep 25, 2003
—
Roger D Ritley
Watertower Equities
Grant Deed
related
—
—
—
Kpl Watertower LLC
—
Deed Of Trust
related
$2,200,000 · Column Financial INC
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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