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Property profile & analytics
OFF-MARKET
Estimated value
$6,865,000
Warehouses
27601 Westchester Pkwy Westlake, OH 44145-1251
Entity Owned
1-yr Hold
Free & Clear
Property ID
US66-1372288
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Construction
TYPE NOT SPECIFIED
Total area
42,478 SF
Lot
1.9 ac (82,653 SF)
Zoning code
R-MF24
APN
212-04-002
UPID
US66-1372288
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
$6.53M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.87M
Owner & transaction history
Westbrook Nursing LLC · 1 yrs held
Westbrook Nursing LLC
since 2025
Last sale
$7.4M
6 recorded transactions
Zoning & alternative use
R-MF24 · Westlake, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.2M
+229.4%
Office building
$6.1M
+179.5%
Apartment house (5+ units)
$4.7M
+115.8%
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 Westlake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westlake 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
$6,050,000
ML approach
$6,530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$7,165,000
Change: +229% · Conversion: Difficult
OFFICE BUILDING
$6,080,000
Change: +180% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,695,000
Change: +116% · Conversion: Difficult
MEDICAL BUILDING
$4,615,000
Change: +112% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,305,000
Change: +98% · Conversion: Moderate
Blend value · Realmo final
$6.87M
Range $6.18M – $7.55M · ±10% · vs last sale $7.44M (May 27 2022)
Last sale anchor
$7.44M
May 27 2022
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
$162 / 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
$89,724
Tax year 2023
Assessed value
$1,293,470
Assessed 2023
Previous assessed
$1,293,470
+0.0% YoY
Effective rate
6.94%
On assessed value
Assessed land
$164,890
Assessed improvement
$1,128,580
Land market value
$471,100
Improvement market value
$3,224,500
Total market value
$3,695,600
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1984
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
95
Total area
42,478 SF
Lot
1.9 ac (82,653 SF)
Zoning code
R-MF24
APN
212-04-002
UPID
US66-1372288
Jurisdiction
CUYAHOGA
Zoning & alternative use
R-MF24 · Westlake, OH
Zoning R-MF24 · permitted uses
R-MF24 · Westlake, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westlake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$7.2M
OFFICE BUILDING
Est. value
$6.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.7M
MEDICAL BUILDING
Est. value
$4.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.3M
RESTAURANT
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1984
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
95
Lot
1.9 ac
Current owner
From public records · entity-resolved
Westbrook Nursing LLC
Entity
Free & Clear · 1 yrs held
Mailing address
525 CHESTNUT ST, CEDARHURST, NY 11516-2246
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2025
$1,300,000
Westbrook Nursing LLC
Timothy S Fenwick
Deed
—
May 27, 2022
$7,440,000
Wprnc Properties LLC
Westbrook Place Realty LLC
Limited Warranty Deed
$10,800,000 · Emerald Debt I LLC
May 27, 2022
—
Westbrook Place Rehab & Nursing Ctr
Wprnc Properties LLC
Lease
—
Feb 11, 2019
$6,136,341
Westbrook Place Realty LLC
Hcri Westlake INC
Trustees Deed
related
$7,194,700 · Capital Fndg
Dec 21, 2001
—
Hcri Westlake INC
Hhc Westbay INC
Grant Deed
related
—
Sep 26, 2000
$6,130,300
Hhc Westbay INC
Westbay Manor II Dev Co LP
Grant Deed
related
$16,065,000 · Beacon Hill Mortgage
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.
Try Rey
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