Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2003
Construction
WOOD
Total area
5,292 SF
Lot
1.66 ac (72,231 SF)
Zoning code
OL
APN
212-08-004
UPID
US66-2365171
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Title Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.25M
CAP Approach
CAP
$1.18M
Comparable Approach
Comparable
$999k
Blend (final)
Blend
$1.40M
Owner & transaction history
since 2021
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
OL · Westlake, OH
Zoning description
Office Laboratory Districts in close proximity to the freeway system so as to be accessible to widely dispersed administrative and technical personnel in the region.
General category
UNKNOWN
Top alternative use upside
Restaurant
$895,000
+17.8%
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 13 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.40M
Value range
$1.26M – $1.53M
±10% around blend
Estimated value / SF
$264 / SF
Confidence
High
13 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$1.26M
blend $1.40M
$1.53M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,292 SF
Lot area
1.66 ac
Year built
2003
Stories
1
APN
212-08-004
Zoning
OL
Assessed value
$248,920
Annual tax
$24,885
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.18M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.28M
@ 6.5% CAP return
$1.18M
@ 7% CAP return
$1.10M
4
Sales comparison
Partial preview
Sales approach indication
$588k
Weighted, 13 comps · high confidence
Evidence
13 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.6 mi away · 5,556 SF
10.6 mi away · 4,995 SF
11.6 mi away · 5,418 SF
12.2 mi away · 5,408 SF
12.4 mi away · 4,704 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.40M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 66 sales
$143
+84%
Submarket 666 sales
$162
+63%
County 697 sales
$163
+62%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $264/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+18%
vs current-use indication
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
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: income and sales evidence cover the value conclusion.
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 · 13 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
5.50%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.50%
9.0%
NOI (est.)
$72k *
Last sale · Nov 2021
$1.03M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.30M
Move the market yield to see immediate price impact.
Value / SF
$247
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%5.50%6.00%
$65k
$1.29M
$1.17M
$1.08M
$72k
$1.44M
$1.30M
$1.20M
$79k
$1.58M
$1.44M
$1.32M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
13 found
High confidence · county-verified
Closest comparable
$699k
1.7 mi · Jan 2026 · $182/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$24,885
Tax year 2023
Assessed value
$248,920
Assessed 2023
Previous assessed
$248,920
+0.0% YoY
Effective rate
10.00%
On assessed value
Assessed land
$79,940
Assessed improvement
$168,980
Land market value
$228,400
Improvement market value
$482,800
Total market value
$711,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2003
Construction
WOOD
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
5,292 SF
Lot
1.66 ac (72,231 SF)
Zoning code
OL
APN
212-08-004
UPID
US66-2365171
Jurisdiction
CUYAHOGA
Zoning & alternative use
OL · Westlake, OHZoning OL · permitted uses
OL · Westlake, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Office Laboratory Districts in close proximity to the freeway system so as to be accessible to widely dispersed administrative and technical personnel in the region.
General category
UNKNOWN
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2003
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.66 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
OL
UNKNOWN
Jurisdiction
Westlake, OH
Recorded code
OL
Official district
OL
Official district profile
What the municipal code says about OL
Zoning description
Office Laboratory Districts in close proximity to the freeway system so as to be accessible to widely dispersed administrative and technical personnel in the region.
General category
UNKNOWN
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for OL in Westlake, OH.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
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.
Registration is required before any owner information is shown.
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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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