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Property profile & analytics
OFF-MARKET
Estimated value
$7,460,000
Office buildings
3900 Hotel Dr, Beachwood, OH 44122
Entity Owned
13-yr Hold
Free & Clear
Property ID
US66-4264105
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2018
Total area
68,800 SF
Lot
3.09 ac (134,714 SF)
Zoning code
U-10
APN
742-33-006
UPID
US66-4264105
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
by Request
Comparable Approach
Comparable
$8.76M
Blend (final)
Blend
$7.46M
Owner & transaction history
Ch Dev LLC · 13 yrs held
Ch Dev LLC
since 2012
5 recorded transactions
Zoning & alternative use
U-10 · Beachwood, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.6M
+53.5%
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 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
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
$7,560,000
Current use
RESTAURANT
$11,605,000
Change: +53% · Conversion: Moderate
MEDICAL BUILDING
$7,475,000
Change: -1% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$6,970,000
Change: -8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,120,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$7.46M
Range $6.71M – $8.21M · ±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
$108 / 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
$242,930
Tax year 2023
Assessed value
$2,435,930
Assessed 2023
Previous assessed
$2,435,930
+0.0% YoY
Effective rate
9.97%
On assessed value
Assessed land
$333,410
Assessed improvement
$2,102,520
Land market value
$952,600
Improvement market value
$6,007,200
Total market value
$6,959,800
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
2018
Heating
FORCED AIR
Cooling
CENTRAL
Stories
3
Total area
68,800 SF
Lot
3.09 ac (134,714 SF)
Zoning code
U-10
APN
742-33-006
UPID
US66-4264105
Jurisdiction
CUYAHOGA
Zoning & alternative use
U-10 · Beachwood, OH
Zoning U-10 · permitted uses
U-10 · Beachwood, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beachwood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.6M
RESTAURANT
Est. value
$11.6M
MEDICAL BUILDING
Est. value
$7.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.0M
AUTO REPAIR, GARAGE
Est. value
$6.1M
OFFICE BUILDING Current
RESTAURANT
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
2018
Heating
FORCED AIR
Cooling
Yes
Stories
3
Lot
3.09 ac
Current owner
From public records · entity-resolved
Ch Dev LLC
Entity
Free & Clear · 13 yrs held
Mailing address
3900 PARK E DR STE #200, BEACHWOOD, OH 44122-4359
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2021
—
Ch Development LLC
—
Deed
related
$9,150,000 · Genworth Life Insurance Company
Jan 11, 2016
—
Ch Dev LLC
—
Grant Deed
related
$9,040,000 · Northwest Svgs Bk
Aug 31, 2012
—
Ch Dev LLC
Meo Holdings LLC
Quit Claim Deed
related
—
Jul 13, 2009
$74,000
Meo Holdings LLC
Chagrin Office Two Ltd
Grant Deed
related
—
—
—
Meo Holdings LLC
—
Deed Of Trust
related
$500,000 · Geobob LLC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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