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Property profile & analytics
OFF-MARKET
Estimated value
$8,675,000
Office buildings
30455 Solon Rd, Solon, OH 44139-3415
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US66-2774361
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
TYPE NOT SPECIFIED
Total area
41,236 SF
Lot
3.17 ac (137,886 SF)
Zoning code
I-2
APN
953-35-001
UPID
US66-2774361
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
$8.95M
CAP Approach
CAP
$9.21M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.68M
Owner & transaction history
Warner C Lusardi · 4 yrs held
Warner C Lusardi
since 2022
Last sale
$8.3M
4 recorded transactions
Zoning & alternative use
I-2 · Solon, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.0M
+16.8%
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 Solon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Solon 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
$11,595,000
ML approach
$8,945,000
CAP Approach
CAP Return
Estimation
6%
$9,975,000
6.5%
$9,210,000
7%
$8,550,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,955,000
Current use
RESTAURANT
$6,955,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$8.68M
Range $7.81M – $9.54M · ±10% · vs last sale $8.27M (May 3 2022)
Last sale anchor
$8.27M
May 3 2022
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
$210 / 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
$96,424
Tax year 2023
Assessed value
$1,058,470
Assessed 2023
Previous assessed
$1,058,470
+0.0% YoY
Effective rate
9.11%
On assessed value
Assessed land
$78,750
Assessed improvement
$979,720
Land market value
$225,000
Improvement market value
$2,799,200
Total market value
$3,024,200
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
1980
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Total area
41,236 SF
Lot
3.17 ac (137,886 SF)
Zoning code
I-2
APN
953-35-001
UPID
US66-2774361
Jurisdiction
CUYAHOGA
Zoning & alternative use
I-2 · Solon, OH
Zoning I-2 · permitted uses
I-2 · Solon, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Solon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.0M
RESTAURANT
Est. value
$7.0M
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
1980
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
3.17 ac
Current owner
From public records · entity-resolved
Warner C Lusardi
Individual
Mailing address
1570 LINDA VIS DR, SAN MARCOS, CA 92078-3808
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2022
$8,269,310
Warner C Lusardi
30455 Solon Road LLC
Limited Warranty Deed
—
—
—
Workdwell Properties Ltd
—
Deed Of Trust
related
$900,000 · Bank Of The West
—
—
Workwell Properties Ltd
—
Deed Of Trust
related
$115,000 · American National Bank & Trust
—
—
Workdwell Properties Ltd
—
Deed Of Trust
related
$780,000 · American National Bank & Trust
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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