New search
Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Office buildings
480 Aurora Rd, Northfield, OH 44067-2199
Entity Owned
3-yr Hold
Free & Clear
Property ID
US66-1393866
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1966
Construction
FRAME
Total area
10,118 SF
Lot
1.52 ac (66,211 SF)
APN
45-01173
UPID
US66-1393866
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
$585k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$829k
Blend (final)
Blend
$705k
Owner & transaction history
Festivus LLC · 3 yrs held
Festivus LLC
since 2022
Last sale
$700,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+43.5%
Auto repair, garage
$1.0M
+28.1%
Medical building
$950,000
+20.6%
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 Northfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Northfield 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
$575,000
ML approach
$585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$785,000
Current use
RESTAURANT
$1,125,000
Change: +43% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,005,000
Change: +28% · Conversion: Difficult
MEDICAL BUILDING
$950,000
Change: +21% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$945,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$705k
Range $635k – $776k · ±10% · vs last sale $700k (Sep 28 2022)
Last sale anchor
$700k
Sep 28 2022
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
$70 / 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
$17,632
Tax year 2023
Assessed value
$238,170
Assessed 2023
Previous assessed
$238,170
+0.0% YoY
Effective rate
7.40%
On assessed value
Assessed land
$29,260
Assessed improvement
$208,910
Land market value
$83,600
Improvement market value
$596,870
Total market value
$680,470
Applied tax rate
45.0000
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
1966
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
10,118 SF
Lot
1.52 ac (66,211 SF)
APN
45-01173
UPID
US66-1393866
Jurisdiction
SUMMIT
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$785,000
RESTAURANT
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$950,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$945,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1966
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
2
Lot
1.52 ac
Current owner
From public records · entity-resolved
Festivus LLC
Entity
Free & Clear · 3 yrs held
Mailing address
480 W AURORA RD, NORTHFIELD, OH 44067-2199
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2022
$700,000
Festivus LLC
United Builders Group LLC
Warranty Deed
—
Sep 28, 2022
—
United Builders Group LLC
Philip L Londrico
Warranty Deed
—
Nov 12, 2015
$700,000
Festivus LLC
United Builders Group LLC
Dual Purpose Document
related
$630,000 · United Builders Group LLC
May 15, 2015
—
United Builders Group LLC
Londrico Philip L & Linda
Warranty Deed
—
Nov 25, 1997
$250,000
Philip L Londrcio
Hudson,phillip R
Trustees Deed
—
Nov 25, 1997
—
Phillip R Hudson
Sagamore Properties
Trustees Deed
related
—
—
—
Phillip L Londici
—
Deed Of Trust
related
$650,000 · Independence Bank Fsb
—
—
Philip L Londrico
—
Deed Of Trust
related
$190,000 · Independence Bank Fsb
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 480 Aurora Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
