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Property profile & analytics
OFF-MARKET
Estimated value
$8,505,000
Hotels
3695 Orange Pl Beachwood, OH 44122-4401
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US66-2405901
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1986
Construction
TYPE NOT SPECIFIED
Total area
67,815 SF
Lot
2.61 ac (113,750 SF)
APN
901-01-003
UPID
US66-2405901
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
$8.02M
CAP Approach
CAP
$5.24M
Comparable Approach
Comparable
$9.17M
Blend (final)
Blend
$8.51M
Owner & transaction history
Orange Place Clover LLC · 2 yrs held
Orange Place Clover LLC
since 2023
Last sale
$8.6M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.4M
+54.1%
Office building
$7.5M
+0.4%
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 Beachwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beachwood 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
$8,065,000
ML approach
$8,015,000
CAP Approach
CAP Return
Estimation
6%
$5,670,000
6.5%
$5,235,000
7%
$4,860,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$7,425,000
Current use
RESTAURANT
$11,440,000
Change: +54% · Conversion: Difficult
OFFICE BUILDING
$7,455,000
Change: +0% · Conversion: Difficult
MEDICAL BUILDING
$7,370,000
Change: -1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,870,000
Change: -7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,035,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$8.51M
Range $7.65M – $9.36M · ±10% · vs last sale $8.64M (Dec 11 2023)
Last sale anchor
$8.64M
Dec 11 2023
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
$125 / 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
$202,326
Tax year 2023
Assessed value
$2,520,010
Assessed 2023
Previous assessed
$2,395,200
+5.2% YoY
Effective rate
8.03%
On assessed value
Assessed land
$338,420
Assessed improvement
$2,181,590
Land market value
$966,900
Improvement market value
$6,233,100
Total market value
$7,200,000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1986
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
4
Units
113
Bathrooms
114
Total area
67,815 SF
Lot
2.61 ac (113,750 SF)
APN
901-01-003
UPID
US66-2405901
Jurisdiction
CUYAHOGA
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
HOTEL/MOTEL Current
Est. value
$7.4M
RESTAURANT
Est. value
$11.4M
OFFICE BUILDING
Est. value
$7.5M
MEDICAL BUILDING
Est. value
$7.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.9M
AUTO REPAIR, GARAGE
Est. value
$6.0M
HOTEL/MOTEL Current
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1986
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
2
Units
113
Bathrooms
114
Lot
2.61 ac
Current owner
From public records · entity-resolved
Orange Place Clover LLC
Entity
Mailing address
6040 ENTERPRISE PKWY #500, SOLON, OH 44139-2753
Ownership since
2023
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
Dec 11, 2023
$8,640,000
Orange Place Clover LLC
Beachwood Hospitality Partners LLC
Limited Warranty Deed
$10,530,000 · Civista Bank
Apr 2, 2018
$8,051,134
Cy Beachwood Hospitality Ptrs
Cy Beachwood Owner LLC
Grant Deed
related
—
Mar 25, 2013
$7,467,046
Cy Beachwood Owner LLC
Pwrii-beachwood Hotel LLC
Grant Deed
$42,050,000 · Ladder Capital Finance LLC
Jun 7, 2012
$10,200,000
Pwr11 Beachwood Hotel LLC
Hospitality Receiver LLC
Grant Deed
—
Jan 6, 2006
$8,247,500
Harp Midam Beachwood Hotel Inv
Wc Beachwood LLC
Deed Of Trust
related
$11,100,000 · Wells Fargo Bank
Jun 28, 2002
$3,050,000
Wc Beachwood LLC
Pah Beachwood I LLC
Grant Deed
$6,200,000 · Ge Capital Franchise Finance
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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