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Property profile & analytics
OFF-MARKET
Estimated value
$1,415,000
Medical Office Space
27991 Ctr Rdg Rd Westlake, OH 44145-3902
Individually Owned
21-yr Hold
~
Est. High Equity
Property ID
US66-6039337
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2008
Construction
TYPE NOT SPECIFIED
Total area
10,761 SF
Lot
0.96 ac (41,850 SF)
Zoning code
OB
APN
215-06-010
UPID
US66-6039337
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
$1.65M
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.42M
Owner & transaction history
Antonio V Caruso · 21 yrs held
Antonio V Caruso
since 2005
5 recorded transactions
Zoning & alternative use
OB · Westlake, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Office Building District is intended for both local and regional offices adjacent to business areas and accessible to residents and in which such uses are compatible with adjoining residential districts.
Zone name
Office Building
General category
COMMERCIAL
Zone area
261.83 ac
Source
Realmo
Top alternative use upside
Restaurant
$1.8M
+55.2%
Office building
$1.5M
+31.7%
Apartment house (5+ units)
$1.2M
+1.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,780,000
6.5%
$1,645,000
7%
$1,525,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,170,000
Current use
RESTAURANT
$1,815,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$1,540,000
Change: +32% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,190,000
Change: +2% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,090,000
Change: -7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$955,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.42M
Range $1.27M – $1.56M · ±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
$131 / 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
$35,811
Tax year 2023
Assessed value
$516,260
Assessed 2023
Previous assessed
$516,260
+0.0% YoY
Effective rate
6.94%
On assessed value
Assessed land
$84,530
Assessed improvement
$431,730
Land market value
$241,500
Improvement market value
$1,233,500
Total market value
$1,475,000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2008
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Total area
10,761 SF
Lot
0.96 ac (41,850 SF)
Zoning code
OB
APN
215-06-010
UPID
US66-6039337
Jurisdiction
CUYAHOGA
Zoning & alternative use
OB · Westlake, OHZoning OB · permitted uses
OB · Westlake, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Office Building District is intended for both local and regional offices adjacent to business areas and accessible to residents and in which such uses are compatible with adjoining residential districts.
Zone name
Office Building
General category
COMMERCIAL
Zone area
261.83 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$1.2M
RESTAURANT
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$955,000
MEDICAL BUILDING Current
RESTAURANT
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2008
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
0.96 ac
Current owner
From public records · entity-resolved
Antonio V Caruso
Individual
Mailing address
27991 CTR RDG RD, WESTLAKE, OH 44145-3902
Ownership since
2005
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
Jul 29, 2005
—
Antonio V Caruso
Caruso Trust
Quit Claim Deed
related
—
Jul 29, 2005
$232,000
Jake Group LLC
Caruso,anthony V & Santa
Grant Deed
—
—
—
Jake Group LLC
—
Deed Of Trust
related
$500,000 · Pnc Bank
—
—
Jake Group LLC
—
Deed Of Trust
related
$1,307,500 · National City Bank
—
—
Jake Group LLC
—
Deed Of Trust
related
$450,000 · Pnc Bank
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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