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Property profile & analytics
OFF-MARKET
Estimated value
$1,610,000
Schools
4242 Kirtland Rd Willoughby, OH 44094
Individually Owned
11-yr Hold
~
Est. High Equity
Property ID
US66-3045136
Property profile
Verified
Property type
Schools
Use group
COLLEGE, UNIVERSITY, VOC SCHOOL
Year built
2011
Total area
41,030 SF
Lot
2.61 ac (113,692 SF)
Zoning code
R-3
APN
20-A-001-0-00-008-0
UPID
US66-3045136
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
by Request
Blend (final)
Blend
$1.61M
Owner & transaction history
Cnty Cmnty Clg District O Lake · 11 yrs held
Cnty Cmnty Clg District O Lake
since 2014
5 recorded transactions
Zoning & alternative use
R-3 · Willoughby, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.3M
+39.1%
Restaurant
$2.3M
+36.5%
Medical building
$1.9M
+14.2%
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,670,000
Current use
RETAIL STORES
$2,320,000
Change: +39% · Conversion: Difficult
RESTAURANT
$2,275,000
Change: +36% · Conversion: Difficult
MEDICAL BUILDING
$1,905,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$1.61M
Range $1.45M – $1.77M · ±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
$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
$16,268
Tax year 2023
Assessed value
$1,994,230
Assessed 2023
Previous assessed
$1,994,230
+0.0% YoY
Effective rate
0.82%
On assessed value
Assessed land
$251,600
Assessed improvement
$1,742,630
Land market value
$718,860
Improvement market value
$4,978,950
Total market value
$5,697,810
Applied tax rate
20.0000
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
Schools
Use group
COLLEGE, UNIVERSITY, VOC SCHOOL
Status
Off-Market
Year built
2011
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
41,030 SF
Lot
2.61 ac (113,692 SF)
Zoning code
R-3
APN
20-A-001-0-00-008-0
UPID
US66-3045136
Jurisdiction
LAKE
Zoning & alternative use
R-3 · Willoughby, OH
Zoning R-3 · permitted uses
R-3 · 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.7M
RETAIL STORES
Est. value
$2.3M
RESTAURANT
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$1.9M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RETAIL STORES
RESTAURANT
MEDICAL BUILDING
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
2011
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2.61 ac
Current owner
From public records · entity-resolved
Cnty Cmnty Clg District O Lake
Individual
Mailing address
7700 CLOCKTOWER DR, KIRTLAND, OH 44094-5198
Ownership since
2014
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
Nov 26, 2014
—
Cnty Cmnty Clg District O Lake
Premier Kirtland LLC
Grant Deed
—
Feb 7, 2012
—
Pf Kirtland LLC
—
Deed Of Trust
related
$7,915,000 · Tristate Capital Bank
Mar 23, 2011
$850,000
Pf Kirtland LLC
Kirtland Commons Ltd
Grant Deed
$860,000 · Kevin M Hinkel
Jul 31, 2008
$630,000
Kirtland Commons Ltd
Kirtland Country Club
Grant Deed
—
—
—
Kirtland Commons Ltd
—
Deed Of Trust
related
$378,000 · Liberty 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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