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2785 Som Center Rd, Willoughby Hills, OH 44094
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Property summary
AI-generated overview
This exceptional Class A medical office building, located at 2785 SOM Center Road in Willoughby Hills, Ohio, offers a prime opportunity for medical professionals seeking flexible and modern workspace. The single-story building totals 15,409 square feet and sits on a generous 2.55-acre lot. Currently, there is 12,588 square feet of vacant space available, divisible into units ranging from a minimum of 2,088 square feet to a maximum contiguous space of 7,338 square feet. This presents a unique opportunity for both established practices seeking expansion and new ventures looking for a well-appointed space. The building's location in Lake County, Ohio, with a Willoughby Hills address and 44094 zip code, provides convenient access for patients and staff. The property's single-story design ensures easy accessibility and navigation. This is a multiple-tenancy building, offering a collaborative environment. Invest in a highly desirable location and well-maintained facility. Contact us today to schedule a viewing and explore the possibilities.
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1985
Total area
16,440 SF
Lot
2.55 ac (111,078 SF)
Zoning code
B
APN
31-A-004-0-00-019-0
UPID
US66-2712796
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
by Request
Blend (final)
Blend
$245k
Owner & transaction history
since 2014
3 recorded transactions
Zoning & alternative use
B · Willoughby Hills, OH
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$245k
Value range
$221k – $270k
±10% around blend
Estimated value / SF
$15 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
30
$221k
blend $245k
$270k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
16,440 SF
Lot area
2.55 ac
Year built
1985
Stories
1
APN
31-A-004-0-00-019-0
Zoning
B
Assessed value
$294,600
Annual tax
$23,186
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$4.78M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
22.3 mi away · 15,048 SF
22.7 mi away · 21,054 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$245k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 21 sales
$70
-79%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $15/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
Not available
Market rent
Not available
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: replacement-cost inputs are not on file.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Professional Plan · 30 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$295k
Move the market yield to see immediate price impact.
Value / SF
$18
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%
$19k
$371k
$265k
$206k
$21k
$412k
$295k
$229k
$23k
$454k
$324k
$252k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$5.97M
20.1 mi · Sep 2025 · $299/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$23,186
Tax year 2023
Assessed value
$294,600
Assessed 2023
Previous assessed
$294,600
+0.0% YoY
Effective rate
7.87%
On assessed value
Assessed land
$105,390
Assessed improvement
$189,210
Land market value
$301,100
Improvement market value
$540,590
Total market value
$841,690
Applied tax rate
31.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
For Lease
Year built
1985
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
16,440 SF
Lot
2.55 ac (111,078 SF)
Zoning code
B
APN
31-A-004-0-00-019-0
UPID
US66-2712796
Jurisdiction
LAKE
Zoning & alternative use
B · Willoughby Hills, OHZoning B · permitted uses
B · Willoughby Hills, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1985
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2.55 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B
Jurisdiction
Willoughby Hills, OH
Recorded code
B
Ownership Intelligence
Find the owner behind the property.
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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.
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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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