Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    28800 Clemens Rd Westlake, OH 44145

    • Office buildings
    • 23,800 SF
    • 28.81 lot acres
    For Sale
    View listing
    $4,200,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US66-2491721
    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 28800 Clemens Rd

    Year built
    1984
    Construction
    TYPE NOT SPECIFIED
    Lot size
    28.81 lot acres
    Property size
    23,800 SF
    Zone code
    OL
    Property type
    Office buildings
    APN
    212-07-002
    APU
    21207002

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $5,760,000
      6.5%
      $5,315,000
      7%
      $4,935,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $3,535,000
      Market price range: $2.38M - $5.01M
      AI Estimate
      $3,969,000
      Market price range: $1.61M - $6.02M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $3,405,000
      Current use
      RESTAURANT
      $4,015,000
      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
    -81.9385
    Latitude
    41.4717
    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
    $61,080
    $500,960
    $379,580
    $880,540
    -
    $1,431,300
    $1,084,500
    $2,515,800

    Comparable in this City

    • Value Estimation
      $20,010,000
      188,746 SF

      25225 Detroit Rd

      OFFICE BUILDING • 188,746 SF
      25225 Detroit Rd, Westlake, OH 44145-2536
      View Details
    • Value Estimation by Request
      1,336 SF

      1851 King James Pkwy1b2

      OFFICE BUILDING • 1,336 SF
      1851 King James Pkwy1b2, Westlake, OH 44145-3461
      View Details
    • Value Estimation by Request
      1,082 SF

      1851 King James Pkwy3a2

      OFFICE BUILDING • 1,082 SF
      1851 King James Pkwy3a2, Westlake, OH 44145-3461
      View Details
    • Value Estimation
      $2,395,000
      23,179 SF

      27216 Hilliard Blvd

      OFFICE BUILDING • 23,179 SF
      27216 Hilliard Blvd, Westlake, OH 44145-3049
      View Details
    • Value Estimation
      $610,000
      6,548 SF

      1453 Allen Dr

      OFFICE BUILDING • 6,548 SF
      1453 Allen Dr, Westlake, OH 44145
      View Details
    • Value Estimation by Request
      1,290 SF

      27350 Ctr Rdg Rd7a

      OFFICE BUILDING • 1,290 SF
      27350 Ctr Rdg Rd7a, Westlake, OH 44145-3957
      View Details

    Similar Nearby for Sale

    • $610,000
      6,200 SF

      Westlake Office Building For Sale

      Office building in Westlake, 15 miles west of downtown Cleveland.
      24600-24610 Detroit Rd, Westlake, OH 44145
      View Details
    • $20,000,000
      97,524 SF

      Westlake Class A Office Portfolio

      Class A office portfolio in premier suburban market for sale.
      2205-2237 Crocker Rd, Westlake, OH 44145
      View Details
    • $349,900
      Pending

      Westlake Restaurant/Office Building Opportunity

      Restaurant or office building in Westlake, Ohio for sale.
      24389 Detroit Rd, Westlake, OH 44145
      View Details
    • $19,995,000
      97,524 SF

      Westlake Office Portfolio

      Class A Office, High Occupancy, Strong NOI
      2205 Crocker Rd, Westlake, OH 44145
      View Details
    • $620,000
      6,200 SF

      Westlake Office Condo - $620K

      6,200 SF Medical/Office Condo, 100% Occupied
      24610 Detroit Rd, Westlake, OH 44145
      View Details
    • $145,000
      1,757 SF

      29099 Health Campus Dr

      Medical offices • 1,757 SF
      29099 Health Campus Dr, Westlake, OH 44145
      View Details

    Similar Nearby for Lease

    • $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
    • $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
    • 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
    • $25 SF/Yr
      10,000 SF

      Westlake Office/Medical Space For Rent

      Professional office/medical space available in Westlake, Ohio.
      2211 Crocker Rd, Westlake, OH 44145
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    28800 Clemens Rd
    Westlake, OH 44145
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.