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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    28105 Clemens Rd Westlake, OH 44145-1100

    • Office buildings
    • 54,268 SF
    • 24.39 lot acres
    OFF-MARKET
    Value Estimations
    $12,425,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US66-5181143
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Office buildings

    Property Details for 28105 Clemens Rd

    Year built
    1999
    Construction
    TYPE NOT SPECIFIED
    Lot size
    24.39 lot acres
    Property size
    54,268 SF
    Zone code
    RB
    Property type
    Office buildings
    APN
    212-08-077
    APU
    21208077

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $13,130,000
      6.5%
      $12,120,000
      7%
      $11,255,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $11,432,000
      Market price range: $5.43M - $11.4M
      AI Estimate
      $13,730,000
      Market price range: $3.67M - $13.7M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $7,770,000
      Current use
      RESTAURANT
      $9,155,000
      Change: +18% Conversion: Moderate

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Westlake
    County
    Cuyahoga
    State
    Ohio
    Longitude
    -81.9329
    Latitude
    41.4689
    CBSA code
    17460
    CBSA name
    CLEVELAND-ELYRIA-MENTOR, OH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $387,926
    $1,176,600
    $4,415,780
    $5,592,380
    -
    $3,361,700
    $17,442,300
    $20,804,000

    Comparable in this City

    • Value Estimation by Request
      0.08 Acres

      26260 Ctr Rdg Rd

      OFFICE BUILDING (MULTI-STORY) • 0.08 Acres
      26260 Ctr Rdg Rd, Westlake, OH 44145-4016
      View Details
    • Value Estimation by Request
      674 SF

      1851 King James Pkwygb2

      OFFICE BUILDING • 674 SF
      1851 King James Pkwygb2, Westlake, OH 44145-3461
      View Details
    • Value Estimation by Request
      1,582 SF

      1851 King James Pkwy1a2

      OFFICE BUILDING • 1,582 SF
      1851 King James Pkwy1a2, Westlake, OH 44145-3461
      View Details
    • Value Estimation by Request
      1,800 SF

      905 Canterbury Rd, Unit 10

      OFFICE BUILDING • 1,800 SF
      905 Canterbury Rd, Westlake, OH 44145-7210
      View Details
    • Value Estimation by Request
      1,800 SF

      905 Canterbury Rd, Unit 11

      OFFICE BUILDING • 1,800 SF
      905 Canterbury Rd, Westlake, OH 44145-7210
      View Details
    • Value Estimation by Request
      828 SF

      1851 King James Pkwygb1

      OFFICE BUILDING • 828 SF
      1851 King James Pkwygb1, Westlake, OH 44145-3461
      View Details

    Similar Nearby for Sale

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      6,200 SF

      Westlake Office Building For Sale

      Office building in Westlake, 15 miles west of downtown Cleveland.
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    • $349,900
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      Westlake Restaurant/Office Building Opportunity

      Restaurant or office building in Westlake, Ohio for sale.
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      Westlake Class A Office Portfolio

      Class A office portfolio in premier suburban market for sale.
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      29099 Health Campus Dr

      Medical offices • 1,757 SF
      29099 Health Campus Dr, Westlake, OH 44145
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      97,524 SF

      Westlake Office Portfolio

      Class A Office, High Occupancy, Strong NOI
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    • $620,000
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      Westlake Office Condo - $620K

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    Similar Nearby for Lease

    • $22 SF/Yr
      2,157 SF

      Class A Professional Office Building

      Well-maintained office building with classrooms, board rooms, and ample parking.
      26202 Detroit Rd, Westlake, OH 44145
      View Details
    • Contact for pricing
      10,000 SF

      Class A Office Design Opportunity

      High visibility office space for rent in Westlake, Ohio.
      2001 Crocker Rd, Westlake, OH 44145
      View Details
    • $1,700,000
      11,520 SF

      Renovated Office Building in Westlake

      Fully furnished, renovated office building available for sale or lease.
      27999 Clemens Rd, Westlake, OH 44145
      View Details
    • $17 SF/Yr
      8,986 SF

      Westlake Office Building with Restaurant

      Three-story office building with attached restaurant and banquet center.
      25651 Detroit Rd, Westlake, OH 44145
      View Details
    • $17 SF/Yr
      2,070 SF

      Move-in Ready Office Space

      Office space with direct access, monument signage, and patio.
      27887 Clemens Rd, Westlake, OH 44145
      View Details
    • Contact for pricing
      1,681 SF

      Westlake Office Space For Rent

      Office space with frontage on Detroit Road and ample parking.
      27500 Detroit Rd, Westlake, OH 44145
      View Details
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    28105 Clemens Rd
    Westlake, OH 44145-1100
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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