Entity Owned 
For Lease
1 / 2
$910,000
28800 Clemens Rd, Westlake, OH 44145
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Property summary
AI-generated overview
The property consists of corporate-owned industrial land totaling 40.56 acres in Westlake, Ohio, with an attached office laboratory building of 23,519 square feet. It is situated directly off Interstate 90 at the Crocker Road exit.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
TYPE NOT SPECIFIED
Total area
23,800 SF
Lot
28.81 ac (1,254,964 SF)
Zoning code
OL
APN
212-07-002
UPID
US66-2491721
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.32M
Comparable Approach
Comparable
$3.54M
Blend (final)
Blend
$910k
Owner & transaction history
since 2025
1 recorded transaction
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
$4.0M
+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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$910k
Value range
$819k – $1.00M
±10% around blend
Estimated value / SF
$38 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
40
$819k
blend $910k
$1.00M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
23,800 SF
Lot area
28.81 ac
Year built
1984
Stories
1
APN
212-07-002
Assessed value
$880,540
Annual tax
$61,080
3
Income approach: direct capitalization
Partial preview
Income approach indication
$5.32M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.76M
@ 6.5% CAP return
$5.32M
@ 7% CAP return
$4.94M
4
Sales comparison
Partial preview
Sales approach indication
$942k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
21.7 mi away · 29,035 SF
21.8 mi away · 22,944 SF
22.2 mi away · 20,660 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$910k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 66 sales
$143
-73%
Submarket 666 sales
$162
-76%
County 697 sales
$163
-77%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $38/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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Analytics Standard · 5 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$881k
Move the market yield to see immediate price impact.
Value / SF
$37
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%
$55k
$1.11M
$792k
$616k
$62k
$1.23M
$881k
$685k
$68k
$1.36M
$969k
$753k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$1.32M
17.6 mi · Dec 2025 · $55/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$61,080
Tax year 2023
Assessed value
$880,540
Assessed 2023
Previous assessed
$880,540
+0.0% YoY
Effective rate
6.94%
On assessed value
Assessed land
$500,960
Assessed improvement
$379,580
Land market value
$1,431,300
Improvement market value
$1,084,500
Total market value
$2,515,800
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
For Lease
Year built
1984
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
23,800 SF
Lot
28.81 ac (1,254,964 SF)
Zoning code
OL
APN
212-07-002
UPID
US66-2491721
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
1984
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Lot
28.81 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
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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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