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Property profile & analytics
OFF-MARKET
Estimated value
$9,280,000
Commercial real estate
3650 Reed Rd Upper Arlington, OH 43220-4825
Individually Owned
16-yr Hold
~
Est. High Equity
Property ID
US66-2595638
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1987
Total area
58,941 SF
Lot
19.35 ac (843,017 SF)
APN
070-008026
UPID
US66-2595638
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
$10.41M
Comparable Approach
Comparable
$10.61M
Blend (final)
Blend
$9.28M
Owner & transaction history
Wellington School · 16 yrs held
Wellington School
since 2009
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.4M
+134.9%
Auto repair, garage
$9.3M
+63.4%
Apartment house (5+ units)
$8.5M
+49.3%
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 Upper Arlington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Upper Arlington 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%
$11,270,000
6.5%
$10,405,000
7%
$9,660,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,720,000
Current use
RESTAURANT
$13,440,000
Change: +135% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,345,000
Change: +63% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$8,545,000
Change: +49% · Conversion: Moderate
MEDICAL BUILDING
$7,960,000
Change: +39% · Conversion: Easy
OFFICE BUILDING
$6,805,000
Change: +19% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$6,370,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$6,325,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$9.28M
Range $8.35M – $10.21M · ±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
$157 / 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
$119,278
Tax year 2023
Assessed value
$12,451,290
Assessed 2023
Previous assessed
$10,910,690
+14.1% YoY
Effective rate
0.96%
On assessed value
Assessed land
$1,083,780
Assessed improvement
$11,367,510
Land market value
$3,096,500
Improvement market value
$32,478,600
Total market value
$35,575,100
Applied tax rate
70.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1987
Heating
YES
Cooling
CENTRAL
Buildings
6
Stories
2
Total area
58,941 SF
Lot
19.35 ac (843,017 SF)
APN
070-008026
UPID
US66-2595638
Jurisdiction
FRANKLIN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$5.7M
RESTAURANT
Est. value
$13.4M
AUTO REPAIR, GARAGE
Est. value
$9.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.5M
MEDICAL BUILDING
Est. value
$8.0M
OFFICE BUILDING
Est. value
$6.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.4M
RETAIL STORES
Est. value
$6.3M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1987
Heating
YES
Cooling
Yes
Stories
2
Buildings
6
Lot
19.35 ac
Current owner
From public records · entity-resolved
Wellington School
Individual
Mailing address
3650 REED RD, COLUMBUS, OH 43220-4825
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2009
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
Aug 28, 2009
—
Wellington School
—
Deed Of Trust
related
$10,075,000 · Fifth Third Bank
—
—
Wellington School
—
Deed Of Trust
related
$2,500,000 · Huntington National 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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