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Property profile & analytics
OFF-MARKET
Estimated value
$1,885,000
Office buildings
3505 Royalton Rd Broadview Heights, OH 44147-2994
Entity Owned
4-yr Hold
Free & Clear
Property ID
US66-6021434
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
TYPE NOT SPECIFIED
Total area
8,220 SF
Lot
1.95 ac (85,100 SF)
Zoning code
C-3
APN
583-18-013
UPID
US66-6021434
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
$2.30M
CAP Approach
CAP
$1.84M
Comparable Approach
Comparable
$2.41M
Blend (final)
Blend
$1.89M
Owner & transaction history
Omco Building LLC · 4 yrs held
Omco Building LLC
since 2021
Last sale
$1.7M
2 recorded transactions
Zoning & alternative use
C-3 · Broadview Heights, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+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 Broadview Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Broadview Heights 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
$2,250,000
ML approach
$2,300,000
CAP Approach
CAP Return
Estimation
6%
$1,990,000
6.5%
$1,835,000
7%
$1,705,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,330,000
Current use
RESTAURANT
$1,385,000
Change: +4% · Conversion: Moderate
Blend value · Realmo final
$1.89M
Range $1.70M – $2.07M · ±10% · vs last sale $1.65M (Jul 29 2021)
Last sale anchor
$1.65M
Jul 29 2021
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
$229 / 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
$66,159
Tax year 2023
Assessed value
$784,460
Assessed 2023
Previous assessed
$784,460
+0.0% YoY
Effective rate
8.43%
On assessed value
Assessed land
$44,450
Assessed improvement
$740,010
Land market value
$127,000
Improvement market value
$2,114,300
Total market value
$2,241,300
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
1985
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
8,220 SF
Lot
1.95 ac (85,100 SF)
Zoning code
C-3
APN
583-18-013
UPID
US66-6021434
Jurisdiction
CUYAHOGA
Zoning & alternative use
C-3 · Broadview Heights, OH
Zoning C-3 · permitted uses
C-3 · Broadview Heights, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Broadview Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
RESTAURANT
Est. value
$1.4M
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
1985
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Lot
1.95 ac
Current owner
From public records · entity-resolved
Omco Building LLC
Entity
Free & Clear · 4 yrs held
Mailing address
3993 E ROYALTON RD, BROADVIEW HEIGHTS, OH 44147-2929
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2021
$1,650,000
Omco Building LLC
The Atrium 3505 LLC
Limited Warranty Deed
—
Jul 16, 2004
$1,800,000
Atrium 3505 LLC
Royalton 3505
Grant Deed
$1,100,000 · Charter One Bank
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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