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Property profile & analytics
OFF-MARKET
Estimated value
$4,605,000
Automotive properties
2541 Som Ctr Rd Willoughby, OH 44094
Entity Owned
15-yr Hold
Free & Clear
Property ID
US66-0204181
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
2007
Total area
40,708 SF
Lot
10.65 ac (463,958 SF)
Zoning code
R
APN
31-A-011-E-00-025-0
UPID
US66-0204181
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
$4.85M
Blend (final)
Blend
$4.61M
Owner & transaction history
9091 LLC · 15 yrs held
9091 LLC
since 2010
5 recorded transactions
Zoning & alternative use
R · Willoughby, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.8M
+71.1%
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 submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willoughby 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
AUTO REPAIR, GARAGE
$3,415,000
Current use
RESTAURANT
$5,840,000
Change: +71% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,270,000
Change: -4% · Conversion: Moderate
RETAIL STORES
$3,190,000
Change: -7% · Conversion: Difficult
MEDICAL BUILDING
$2,865,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$4.61M
Range $4.14M – $5.07M · ±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
$113 / 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
$272,289
Tax year 2023
Assessed value
$3,510,820
Assessed 2023
Previous assessed
$3,510,820
+0.0% YoY
Effective rate
7.76%
On assessed value
Assessed land
$1,434,400
Assessed improvement
$2,076,420
Land market value
$4,098,290
Improvement market value
$5,932,620
Total market value
$10,030,910
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
2007
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Bathrooms
1
Total area
40,708 SF
Lot
10.65 ac (463,958 SF)
Zoning code
R
APN
31-A-011-E-00-025-0
UPID
US66-0204181
Jurisdiction
LAKE
Zoning & alternative use
R · Willoughby, OH
Zoning R · permitted uses
R · Willoughby, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Willoughby. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$3.4M
RESTAURANT
Est. value
$5.8M
COMMERCIAL (GENERAL)
Est. value
$3.3M
RETAIL STORES
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$2.9M
AUTO REPAIR, GARAGE Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
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
2007
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
1
Lot
10.65 ac
Current owner
From public records · entity-resolved
9091 LLC
Entity
Free & Clear · 15 yrs held
Mailing address
8470 TYLER BLVD, MENTOR, OH 44060-4230
Ownership since
2010
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
Nov 30, 2010
—
9091 LLC
9091 LLC
Quit Claim Deed
related
—
Jul 5, 2006
$3,164,800
9091 LLC
Snavely Dev
Grant Deed
—
Jun 14, 2004
$950,000
Snavely Dev Co
Keystone Topaz Realty LLC
Warranty Deed
—
Jun 14, 2004
—
Keystone Topaz Realty LLC
Palladino,vincent J
Grant Deed
related
—
Oct 25, 2002
—
Vincent J Palladino
P & F Investments
Grant Deed
related
—
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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