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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Warehouses
295 Prospect St Painesville, OH 44077
Individually Owned
Free & Clear
Property ID
US66-0863899
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1990
Construction
WOOD
Total area
8,100 SF
Lot
1.16 ac (50,530 SF)
Zoning code
M-2
APN
15-C-028-B-00-004-0
UPID
US66-0863899
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
$580k
Comparable Approach
Comparable
$684k
Blend (final)
Blend
$575k
Owner & transaction history
Thomas A Ruff And Kelli E Ruff Trus
Thomas A Ruff And Kelli E Ruff Trus
since 2025
3 recorded transactions
Zoning & alternative use
M-2 · Painesville, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$720,000
+56.7%
Auto repair, garage
$680,000
+48.1%
Medical building
$570,000
+24.3%
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 Painesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Painesville 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%
$630,000
6.5%
$580,000
7%
$540,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$460,000
Current use
OFFICE BUILDING
$720,000
Change: +57% · Conversion: Difficult
AUTO REPAIR, GARAGE
$680,000
Change: +48% · Conversion: Easy
MEDICAL BUILDING
$570,000
Change: +24% · Conversion: Difficult
COMMERCIAL (GENERAL)
$490,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$71 / 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
$19,472
Tax year 2023
Assessed value
$194,040
Assessed 2023
Previous assessed
$194,040
+0.0% YoY
Effective rate
10.04%
On assessed value
Assessed land
$41,790
Assessed improvement
$152,250
Land market value
$119,410
Improvement market value
$435,010
Total market value
$554,420
Applied tax rate
15.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
8,100 SF
Lot
1.16 ac (50,530 SF)
Zoning code
M-2
APN
15-C-028-B-00-004-0
UPID
US66-0863899
Jurisdiction
LAKE
Zoning & alternative use
M-2 · Painesville, OH
Zoning M-2 · permitted uses
M-2 · Painesville, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Painesville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$460,000
OFFICE BUILDING
Est. value
$720,000
AUTO REPAIR, GARAGE
Est. value
$680,000
MEDICAL BUILDING
Est. value
$570,000
COMMERCIAL (GENERAL)
Est. value
$490,000
WAREHOUSE, STORAGE Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1990
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Lot
1.16 ac
Current owner
From public records · entity-resolved
Thomas A Ruff And Kelli E Ruff Trus
Individual
Free & Clear · 0 yrs held
Mailing address
6735 CORK COLD SPGS RD, GENEVA, OH 44041-9347
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2025
—
Thomas A Ruff And Kelli E Ruff Trus
Thomas A Ruff
Deed
related
—
Jan 30, 2017
$675,000
Thomas A Ruff
Rodut Properties LLC
Warranty Deed
$575,000 · Private Individual
Oct 4, 2011
—
Rodut Properties LLC
Dutton,george R & Margaret S
Quit Claim Deed
related
—
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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