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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Manufacturing properties
38342 Western Pkwy Willoughby, OH 44094-7772
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US66-0691765
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1995
Total area
12,000 SF
Lot
1.38 ac (60,069 SF)
Zoning code
L-1
APN
27-B-053-B-00-036-0
UPID
US66-0691765
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
Current use
Occupant on record · Public records
-
Culinaire Pavane, The Art of Food Design Take-out & Catering Catering Service
-
Acceleration Automotive Auto Repair Shop
-
Shiloh Roofing and Gutters Roofing Company General Contractor
-
Shiloh Painting & Home Services LLC Painting Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$470k
CAP Approach
CAP
$710k
Comparable Approach
Comparable
$850k
Blend (final)
Blend
$700k
Owner & transaction history
S & T Shaker Properties LLC · 4 yrs held
S & T Shaker Properties LLC
since 2021
Last sale
$800,000
4 recorded transactions
Zoning & alternative use
L-1 · Willoughby, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+69.6%
Commercial (general)
$965,000
+62.5%
Retail stores
$940,000
+58.5%
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 Willoughby submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willoughby 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
$580,000
ML approach
$470,000
CAP Approach
CAP Return
Estimation
6%
$770,000
6.5%
$710,000
7%
$660,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$595,000
Current use
AUTO REPAIR, GARAGE
$1,005,000
Change: +70% · Conversion: Easy
COMMERCIAL (GENERAL)
$965,000
Change: +62% · Conversion: Difficult
RETAIL STORES
$940,000
Change: +59% · Conversion: Moderate
MEDICAL BUILDING
$845,000
Change: +42% · Conversion: Difficult
OFFICE BUILDING
$715,000
Change: +20% · Conversion: Difficult
WAREHOUSE, STORAGE
$665,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $800k (Oct 12 2021)
Last sale anchor
$800k
Oct 12 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
$58 / 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
$26,510
Tax year 2023
Assessed value
$280,000
Assessed 2023
Previous assessed
$280,000
+0.0% YoY
Effective rate
9.47%
On assessed value
Assessed land
$70,000
Assessed improvement
$210,000
Land market value
$200,000
Improvement market value
$600,000
Total market value
$800,000
Applied tax rate
27.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1995
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
1
Total area
12,000 SF
Lot
1.38 ac (60,069 SF)
Zoning code
L-1
APN
27-B-053-B-00-036-0
UPID
US66-0691765
Jurisdiction
LAKE
Zoning & alternative use
L-1 · Willoughby, OH
Zoning L-1 · permitted uses
L-1 · Willoughby, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Willoughby. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$595,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$965,000
RETAIL STORES
Est. value
$940,000
MEDICAL BUILDING
Est. value
$845,000
OFFICE BUILDING
Est. value
$715,000
WAREHOUSE, STORAGE
Est. value
$665,000
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1995
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Lot
1.38 ac
Current owner
From public records · entity-resolved
S & T Shaker Properties LLC
Entity
Mailing address
6670 N PALMERSTON DR, MENTOR, OH 44060-3976
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2021
$800,000
S & T Shaker Properties LLC
Marous Willoughey LLC
Limited Warranty Deed
$600,000 · Premier Bank
Dec 31, 2003
$120,150
American Culinary Corp INC
Huston,bruce & Betty J
Grant Deed
—
—
—
Marcus/willoughby LLC
—
Deed Of Trust
related
$64,800 · Firstmerit Bank NA
—
—
Marous Of Willoughby LLC
—
Deed Of Trust
related
$507,500 · Middlefield Banking Co
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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