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Property profile & analytics
OFF-MARKET
Estimated value
$17,050,000
Hotels
26300 Harvard Rd Beachwood, OH 44122-6146
Entity Owned
1-yr Hold
Free & Clear
Property ID
US66-2196942
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2004
Total area
150,508 SF
Lot
10.31 ac (448,954 SF)
Zoning code
U-7
APN
763-34-001
UPID
US66-2196942
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
$11.62M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$17.05M
Owner & transaction history
Fwref II Cleveland East LLC · 1 yrs held
Fwref II Cleveland East LLC
since 2024
Last sale
$21.0M
4 recorded transactions
Zoning & alternative use
U-7 · Beachwood, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$25.4M
+54.1%
Office building
$16.5M
+0.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$12,580,000
6.5%
$11,615,000
7%
$10,785,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$16,480,000
Current use
RESTAURANT
$25,390,000
Change: +54% · Conversion: Difficult
OFFICE BUILDING
$16,540,000
Change: +0% · Conversion: Difficult
MEDICAL BUILDING
$16,355,000
Change: -1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$15,245,000
Change: -7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,390,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$17.05M
Range $15.35M – $18.76M · ±10% · vs last sale $20.96M (Sep 26 2024)
Last sale anchor
$20.96M
Sep 26 2024
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
$730,890
Tax year 2023
Assessed value
$7,000,010
Assessed 2023
Previous assessed
$10,381,290
-32.6% YoY
Effective rate
10.44%
On assessed value
Assessed land
$1,335,640
Assessed improvement
$5,664,370
Land market value
$3,816,100
Improvement market value
$16,183,900
Total market value
$20,000,000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2004
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
8
Units
295
Bathrooms
245
Total area
150,508 SF
Lot
10.31 ac (448,954 SF)
Zoning code
U-7
APN
763-34-001
UPID
US66-2196942
Jurisdiction
CUYAHOGA
Zoning & alternative use
U-7 · Beachwood, OH
Zoning U-7 · permitted uses
U-7 · 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
HOTEL/MOTEL Current
Est. value
$16.5M
RESTAURANT
Est. value
$25.4M
OFFICE BUILDING
Est. value
$16.5M
MEDICAL BUILDING
Est. value
$16.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$15.2M
AUTO REPAIR, GARAGE
Est. value
$13.4M
HOTEL/MOTEL Current
RESTAURANT
OFFICE BUILDING
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
2004
Heating
FORCED AIR
Cooling
Yes
Stories
8
Buildings
2
Units
295
Bathrooms
245
Lot
10.31 ac
Current owner
From public records · entity-resolved
Fwref II Cleveland East LLC
Entity
Free & Clear · 1 yrs held
Mailing address
4243 HUNT RD, BLUE ASH, OH 45242-6645
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2024
$20,956,200
Fwref II Cleveland East LLC
Cleveland East Hotel LLC
Deed
—
Jul 28, 2023
—
Cleveland East Hotel LLC
—
Deed
related
$15,234,000 · Western Southern Life Assurance Company
Sep 20, 2022
—
Av2 1440 Bw3 Wh LLC
—
Deed
related
$1,665,000 · Premier Bank
Dec 23, 2021
—
Warrensville Investors LLC
Warrensville Investors LLC
Intrafamily Transfer
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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