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Property profile & analytics
OFF-MARKET
Estimated value
$1,290,000
Retail space
4223 Royalton Rd Broadview Heights, OH 44147-2932
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US66-6134671
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Construction
TYPE NOT SPECIFIED
Total area
11,104 SF
Lot
2.19 ac (95,309 SF)
Zoning code
C-3
APN
583-18-009
UPID
US66-6134671
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
$1.64M
Comparable Approach
Comparable
$1.22M
Blend (final)
Blend
$1.29M
Owner & transaction history
Fb Royalton LLC · 6 yrs held
Fb Royalton LLC
since 2020
5 recorded transactions
Zoning & alternative use
C-3 · Broadview Heights, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the C-3 Office Space District is to provide areas within the city devoted exclusively to professional services, banking and other similar financial services, and the management of commercial, industrial, public and semipublic institutions.
Zone name
Office Space
General category
INDUSTRIAL
Zone area
29.06 ac
Source
Realmo
Top alternative use upside
Restaurant
$1.9M
+163.2%
Office building
$1.8M
+152.4%
Medical building
$1.2M
+69.5%
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 Broadview Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Broadview Heights 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%
$1,780,000
6.5%
$1,640,000
7%
$1,525,000
Alternative Use
Use
Estimation
RESTAURANT
$1,875,000
Change: +163% · Conversion: Easy
OFFICE BUILDING
$1,795,000
Change: +152% · Conversion: Easy
MEDICAL BUILDING
$1,205,000
Change: +70% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,125,000
Change: +58% · Conversion: Moderate
AUTO REPAIR, GARAGE
$990,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$920,000
Change: +29% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$820,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$1.29M
Range $1.16M – $1.42M · ±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
$116 / 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
$83,650
Tax year 2023
Assessed value
$992,500
Assessed 2023
Previous assessed
$967,190
+2.6% YoY
Effective rate
8.43%
On assessed value
Assessed land
$226,870
Assessed improvement
$765,630
Land market value
$648,200
Improvement market value
$2,187,500
Total market value
$2,835,700
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1985
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Total area
11,104 SF
Lot
2.19 ac (95,309 SF)
Zoning code
C-3
APN
583-18-009
UPID
US66-6134671
Jurisdiction
CUYAHOGA
Zoning & alternative use
C-3 · Broadview Heights, OHZoning C-3 · permitted uses
C-3 · Broadview Heights, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the C-3 Office Space District is to provide areas within the city devoted exclusively to professional services, banking and other similar financial services, and the management of commercial, industrial, public and semipublic institutions.
Zone name
Office Space
General category
INDUSTRIAL
Zone area
29.06 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$990,000
COMMERCIAL (GENERAL)
Est. value
$920,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$820,000
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1985
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Lot
2.19 ac
Current owner
From public records · entity-resolved
Fb Royalton LLC
Entity
Mailing address
4145 POWELL RD, POWELL, OH 43065-8066
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jul 6, 2020
—
Fb Royalton LLC
Royalton Kenmar LLC
Affidavit Of Death
related
$50,000,000 · Keybank USA
Jun 9, 2015
$2,175,000
Fb Royalton LLC
Royalton Ken Mar LLC
Warranty Deed
related
—
Feb 25, 2005
$1,026,000
Royalton Ken Mar LLC
Hodge Holdings LLC
Warranty Deed
$678,000 · National City Bank
—
—
Royalton Ken Mar LLC
—
Deed Of Trust
related
$650,000 · Firstmerit Bank NA
—
—
Hodge Holdings LLC
—
Deed Of Trust
related
$820,000 · Sky 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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