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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Flex space
7007 Spinach Dr Mentor, OH 44060-4959
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US66-1270375
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1990
Construction
WOOD
Total area
13,072 SF
Lot
0.86 ac (37,462 SF)
Zoning code
M-2
APN
16-B-039-C-00-017-0
UPID
US66-1270375
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
$545k
CAP Approach
CAP
$775k
Comparable Approach
Comparable
$759k
Blend (final)
Blend
$555k
Owner & transaction history
Spinach Drive LLC · 6 yrs held
Spinach Drive LLC
since 2020
Last sale
$575,000
3 recorded transactions
Zoning & alternative use
M-2 · Mentor, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$920,000
+58.4%
Commercial (general)
$915,000
+57.2%
Warehouse, storage
$855,000
+46.8%
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 Mentor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mentor 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
$520,000
ML approach
$545,000
CAP Approach
CAP Return
Estimation
6%
$840,000
6.5%
$775,000
7%
$720,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$580,000
Current use
MEDICAL BUILDING
$920,000
Change: +58% · Conversion: Difficult
COMMERCIAL (GENERAL)
$915,000
Change: +57% · Conversion: Difficult
WAREHOUSE, STORAGE
$855,000
Change: +47% · Conversion: Easy
RETAIL STORES
$835,000
Change: +43% · Conversion: Moderate
Blend value · Realmo final
$555k
Range $500k – $611k · ±10% · vs last sale $575k (Jul 15 2020)
Last sale anchor
$575k
Jul 15 2020
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
$42 / 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
$14,675
Tax year 2023
Assessed value
$201,250
Assessed 2023
Previous assessed
$201,250
+0.0% YoY
Effective rate
7.29%
On assessed value
Assessed land
$45,890
Assessed improvement
$155,360
Land market value
$131,120
Improvement market value
$443,880
Total market value
$575,000
Applied tax rate
16.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
13,072 SF
Lot
0.86 ac (37,462 SF)
Zoning code
M-2
APN
16-B-039-C-00-017-0
UPID
US66-1270375
Jurisdiction
LAKE
Zoning & alternative use
M-2 · Mentor, OH
Zoning M-2 · permitted uses
M-2 · Mentor, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mentor. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$580,000
MEDICAL BUILDING
Est. value
$920,000
COMMERCIAL (GENERAL)
Est. value
$915,000
WAREHOUSE, STORAGE
Est. value
$855,000
RETAIL STORES
Est. value
$835,000
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
RETAIL STORES
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
1990
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.86 ac
Current owner
From public records · entity-resolved
Spinach Drive LLC
Entity
Mailing address
7005 SPINACH DR, MENTOR, OH 44060-4959
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2020
$2,300
Spinach Drive LLC
Murnyack Dev Corp
Grant Deed
$488,750 · Eriebank
Jun 18, 1999
—
Murnyack Development Corp
—
Grant Deed
related
$420,000 · Firstmerit Bank NA
—
—
Murnyack Development Corp
—
Deed Of Trust
related
$37,500 · Charter One 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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