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Property profile & analytics
OFF-MARKET
Estimated value
$10,435,000
Office buildings
30050 Chagrin Blvd Ste 100 Pepper Pike, OH 44124-5704
Entity Owned
11-yr Hold
Free & Clear
Property ID
US66-2056263
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
TYPE NOT SPECIFIED
Total area
74,228 SF
Lot
6.99 ac (304,484 SF)
Zoning code
U-3
APN
872-36-001
UPID
US66-2056263
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
$12.42M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.44M
Owner & transaction history
Lsref2 Oreo 2 Sub LLC · 11 yrs held
Lsref2 Oreo 2 Sub LLC
since 2015
6 recorded transactions
Zoning & alternative use
U-3 · Pepper Pike, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is intended to provide commercial offices and related uses
Zone name
Office Buildings
General category
COMMERCIAL
Zone area
40.18 ac
Source
Realmo
Top alternative use upside
Restaurant
$12.5M
+4.3%
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 Pepper Pike submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pepper Pike 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%
$13,450,000
6.5%
$12,415,000
7%
$11,530,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$12,005,000
Current use
RESTAURANT
$12,520,000
Change: +4% · Conversion: Moderate
Blend value · Realmo final
$10.44M
Range $9.39M – $11.48M · ±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
$141 / 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
$448,770
Tax year 2023
Assessed value
$5,423,710
Assessed 2023
Previous assessed
$5,423,710
+0.0% YoY
Effective rate
8.27%
On assessed value
Assessed land
$1,108,310
Assessed improvement
$4,315,400
Land market value
$3,166,600
Improvement market value
$12,329,700
Total market value
$15,496,300
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1982
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
3
Total area
74,228 SF
Lot
6.99 ac (304,484 SF)
Zoning code
U-3
APN
872-36-001
UPID
US66-2056263
Jurisdiction
CUYAHOGA
Zoning & alternative use
U-3 · Pepper Pike, OHZoning U-3 · permitted uses
U-3 · Pepper Pike, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is intended to provide commercial offices and related uses
Zone name
Office Buildings
General category
COMMERCIAL
Zone area
40.18 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$12.0M
RESTAURANT
Est. value
$12.5M
OFFICE BUILDING Current
RESTAURANT
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
1982
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
2
Lot
6.99 ac
Current owner
From public records · entity-resolved
Lsref2 Oreo 2 Sub LLC
Entity
Free & Clear · 11 yrs held
Mailing address
31000 AURORA RD, SOLON, OH 44139-2769
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2024
—
30050 Chagrin Boulevard LLC
—
Deed
related
$9,300,000 · Bank Of Montreal
Feb 9, 2015
—
Lsref2 Oreo 2 Sub LLC
Lsref2 Oreo 2 LLC
Quit Claim Deed
related
—
Nov 20, 2013
—
Lsref2 Oreo 2 LLC
Gotham King Fee Owner LLC
Grant Deed
related
$4,942,622 · Citibank NA
Mar 20, 2007
—
Gotham King Fee Owner LLC
Duke Realty Ohio
Grant Deed
$135,000,000 · Lehman Brothers Bank Fsb
—
—
Ldref2 Oreo 2 LLC
—
Loan Modification
related
$706,664,758 · Citibank NA
—
—
30050 Chagrin Boulevard LLC
—
Deed Of Trust
related
$11,550,000 · Thrivent Fin'l/lutherans
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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