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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Office buildings
4964 Campbell Rd Willoughby, OH 44094-3367
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US66-1943129
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2014
Total area
6,000 SF
Lot
0.81 ac (35,401 SF)
Zoning code
L-1
APN
27-A-011-0-00-012-0
UPID
US66-1943129
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
-
RJK Roofing Solutions Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$675k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$427k
Blend (final)
Blend
$675k
Owner & transaction history
Campbell Road Properties LLC · 1 yrs held
Campbell Road Properties LLC
since 2024
Last sale
$675,000
7 recorded transactions
Zoning & alternative use
L-1 · Willoughby, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$860,000
+141.2%
Auto repair, garage
$505,000
+41.0%
Commercial (general)
$480,000
+35.0%
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
$675,000
ML approach
$675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$860,000
Change: +141% · Conversion: Moderate
AUTO REPAIR, GARAGE
$505,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$480,000
Change: +35% · Conversion: Easy
RETAIL STORES
$470,000
Change: +32% · Conversion: Moderate
MEDICAL BUILDING
$420,000
Change: +18% · Conversion: Easy
Blend value · Realmo final
$675k
Range $608k – $743k · ±10% · vs last sale $675k (Nov 15 2024)
Last sale anchor
$675k
Nov 15 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
$113 / 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
$10,023
Tax year 2023
Assessed value
$121,120
Assessed 2023
Previous assessed
$121,120
+0.0% YoY
Effective rate
8.28%
On assessed value
Assessed land
$34,690
Assessed improvement
$86,430
Land market value
$99,120
Improvement market value
$246,940
Total market value
$346,060
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
2014
Heating
YES
Buildings
2
Stories
1
Rooms
6
Bathrooms
1
Total area
6,000 SF
Lot
0.81 ac (35,401 SF)
Zoning code
L-1
APN
27-A-011-0-00-012-0
UPID
US66-1943129
Jurisdiction
LAKE
Zoning & alternative use
L-1 · Willoughby, OH
Zoning L-1 · permitted uses
L-1 · 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
RESTAURANT
Est. value
$860,000
AUTO REPAIR, GARAGE
Est. value
$505,000
COMMERCIAL (GENERAL)
Est. value
$480,000
RETAIL STORES
Est. value
$470,000
MEDICAL BUILDING
Est. value
$420,000
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
2014
Heating
YES
Stories
1
Buildings
2
Rooms
6
Bathrooms
1
Lot
0.81 ac
Current owner
From public records · entity-resolved
Campbell Road Properties LLC
Entity
Mailing address
4964 CAMPBELL RD, WILLOUGHBY, OH 44094-3367
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2024
$675,000
Campbell Road Properties LLC
Pkeland LLC
Warranty Deed
$475,000 · Eriebank
Aug 16, 2024
—
Pikeland LLC
—
Deed
related
$3,442,458 · Eriebank
Jan 3, 2019
—
Pikeland LLC
—
Deed
related
$285,000 · Cardinal Cu
Dec 30, 2009
$170,000
Pikeland LLC
Campbell Road Realty Co LLC
Warranty Deed
$136,350 · Jpmorgan Chase Bank NA
May 20, 1999
—
Campbell Road Realty Co
Velotta,michael F & Jacqueline
Grant Deed
related
—
—
—
Pikeland LLC
—
Deed Of Trust
related
$285,000 · Cardinal Cu
—
—
Campbell Road Realty Co LLC
—
Deed Of Trust
related
$512,219 · Key Bank & Trust
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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