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Property profile & analytics
OFF-MARKET
Estimated value
$1,035,000
Office buildings
7400 Ctr St Mentor, OH 44060-5848
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US66-2215839
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1976
Construction
WOOD
Total area
9,871 SF
Lot
0.21 ac (9,230 SF)
Zoning code
R-2
APN
16-B-038-A-00-064-0
UPID
US66-2215839
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
$919k
Blend (final)
Blend
$1.04M
Owner & transaction history
Brayava LLC · 14 yrs held
Brayava LLC
since 2011
5 recorded transactions
Zoning & alternative use
R-2 · Mentor, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
equesting a variance to Sec. 1165.01(a)(2) of the Mentor Code of Ordinances to allow an 180-sq. ft. accessory building at a 5-ft. side and rear setback in lieu of the minimum 10-ft. side and rear setback required in the R-2, Single Family Residential District. AGILE SIGN & LIGHTING MAINTENANCE & PHAM LEAHA TRAN & LYNN NGUYEN FOR 7770 MENTOR AVENUE, PP16-A-00…
Zone name
Single Family Residential 15000 Square Feet
General category
RESIDENTIAL
Zone area
4,391.17 ac
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
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
OFFICE BUILDING
$970,000
Current use
AUTO REPAIR, GARAGE
$825,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.04M
Range $932k – $1.14M · ±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
$105 / 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
$15,641
Tax year 2023
Assessed value
$214,500
Assessed 2023
Previous assessed
$214,500
+0.0% YoY
Effective rate
7.29%
On assessed value
Assessed land
$46,040
Assessed improvement
$168,460
Land market value
$131,530
Improvement market value
$481,300
Total market value
$612,830
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1976
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
9,871 SF
Lot
0.21 ac (9,230 SF)
Zoning code
R-2
APN
16-B-038-A-00-064-0
UPID
US66-2215839
Jurisdiction
LAKE
Zoning & alternative use
R-2 · Mentor, OHZoning R-2 · permitted uses
R-2 · Mentor, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
equesting a variance to Sec. 1165.01(a)(2) of the Mentor Code of Ordinances to allow an 180-sq. ft. accessory building at a 5-ft. side and rear setback in lieu of the minimum 10-ft. side and rear setback required in the R-2, Single Family Residential District. AGILE SIGN & LIGHTING MAINTENANCE & PHAM LEAHA TRAN & LYNN NGUYEN FOR 7770 MENTOR AVENUE, PP16-A-003-0-00-012-0 requesting a variance to Sec. 1171.18(e)(5) of the Mentor Code of Ordi
Zone name
Single Family Residential 15000 Square Feet
General category
RESIDENTIAL
Zone area
4,391.17 ac
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$970,000
AUTO REPAIR, GARAGE
Est. value
$825,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1976
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Brayava LLC
Entity
Mailing address
7400 CTR ST, MENTOR, OH 44060-5848
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
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 18, 2020
—
7400 Center Street LLC
—
Deed
related
$125,000 · Eriebank
Jun 29, 2016
—
7400 Center Street LLC
—
Deed
related
$289,515 · Lake National Bank
Dec 28, 2011
—
Brayava LLC
Rylan INC
Quit Claim Deed
related
$699,713 · First Fed'l S & L Assn Lakewoo
Sep 1, 2004
$709,000
Rylan INC
Welsh,donald C & Dorothy M
Warranty Deed
$855,000 · Century Bank
—
—
7400 Center Street LLC
—
Deed Of Trust
related
$500,000 · Growth Cap
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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