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Property profile & analytics
OFF-MARKET
Estimated value
$1,300,000
Office buildings
38879 Mentor Ave Willoughby, OH 44094-7992
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US66-6238952
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1923
Construction
WOOD
Total area
33,629 SF
Lot
1.66 ac (72,353 SF)
Zoning code
C-M
APN
27-B-039-0-00-018-0
UPID
US66-6238952
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
-
Deborah L Brewster Physician
-
Jaina Amin Physician
-
Dr. Richard Defranco Physician
-
Sheridan Vecchio Physician
-
Adella Wasserstein Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.30M
Owner & transaction history
38879 Mentor LLC · 1 yrs held
38879 Mentor LLC
since 2024
Last sale
$825,000
6 recorded transactions
Zoning & alternative use
C-M · Willoughby, OH
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,000,000
Current use
WAREHOUSE, STORAGE
$1,865,000
Change: -7% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,660,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.30M
Range $1.17M – $1.43M · ±10% · vs last sale $825k (Aug 26 2024)
Last sale anchor
$825k
Aug 26 2024
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
$39 / 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
$42,542
Tax year 2023
Assessed value
$527,070
Assessed 2023
Previous assessed
$527,070
+0.0% YoY
Effective rate
8.07%
On assessed value
Assessed land
$140,760
Assessed improvement
$386,310
Land market value
$402,180
Improvement market value
$1,103,750
Total market value
$1,505,930
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1923
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
33,629 SF
Lot
1.66 ac (72,353 SF)
Zoning code
C-M
APN
27-B-039-0-00-018-0
UPID
US66-6238952
Jurisdiction
LAKE
Zoning & alternative use
C-M · Willoughby, OHZoning C-M · permitted uses
C-M · Willoughby, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
1131.02 USE REGULATIONS.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.9M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1923
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.66 ac
Current owner
From public records · entity-resolved
38879 Mentor LLC
Entity
Mailing address
38119 STEVENS BLVD, WILLOUGHBY, OH 44094-6239
Ownership since
2024
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
Nov 26, 2024
$825,000
38879 Mentor LLC
Marcus Herald LLC
Warranty Deed
$1,190,000 · First National Bank Of Pennsylvania
Dec 23, 2005
$183,850
City Of Willoughby
Marous Herald LLC
Warranty Deed
—
—
—
Marous Herald LLC
—
Deed Of Trust
related
$775,000 · Middlefield Banking Co
—
—
Marcus Herald LLC
—
Deed Of Trust
related
$900,000 · Firstmerit Bank NA
—
—
Marous Herald LLC
—
Deed Of Trust
related
$341,902 · Firstmerit Bank NA
—
—
38879 LLC
—
Deed Of Trust
related
$400,000 · Firstmerit Bank NA
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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