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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Warehouses
7500 Pleasant Vly Rd Independence, OH 44131-5536
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US66-5254931
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Total area
10,201 SF
Lot
9.47 ac (412,505 SF)
APN
564-10-037
UPID
US66-5254931
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
$505k
CAP Approach
CAP
$785k
Comparable Approach
Comparable
$875k
Blend (final)
Blend
$660k
Owner & transaction history
Involta LLC · 10 yrs held
Involta LLC
since 2016
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.0M
+97.8%
Auto repair, garage
$910,000
+73.7%
Commercial (general)
$845,000
+61.8%
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 Independence submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Independence 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
$505,000
CAP Approach
CAP Return
Estimation
6%
$850,000
6.5%
$785,000
7%
$725,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$520,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,035,000
Change: +98% · Conversion: Moderate
AUTO REPAIR, GARAGE
$910,000
Change: +74% · Conversion: Easy
COMMERCIAL (GENERAL)
$845,000
Change: +62% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$755,000
Change: +44% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±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
$65 / 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
$111,737
Tax year 2023
Assessed value
$1,784,870
Assessed 2023
Previous assessed
$1,784,870
+0.0% YoY
Effective rate
6.26%
On assessed value
Assessed land
$721,880
Assessed improvement
$1,062,990
Land market value
$2,062,500
Improvement market value
$3,037,100
Total market value
$5,099,600
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1998
Heating
RADIANT
Cooling
NONE
Stories
1
Total area
10,201 SF
Lot
9.47 ac (412,505 SF)
APN
564-10-037
UPID
US66-5254931
Jurisdiction
CUYAHOGA
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
WAREHOUSE, STORAGE Current
Est. value
$520,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$910,000
COMMERCIAL (GENERAL)
Est. value
$845,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$755,000
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1998
Heating
RADIANT
Cooling
Yes
Stories
1
Lot
9.47 ac
Current owner
From public records · entity-resolved
Involta LLC
Entity
Mailing address
7500 E PLEASANT VLY RD, INDEPENDENCE, OH 44131-5536
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2023
—
Polymer Additives INC
—
Deed
related
$310,000,000 · Cerberus Business Finance Agency LLC
Jun 13, 2017
—
Polymer Additives INC
—
Loan Modification, Consolidation And Extension
related
$50,000,000 · Wilmington Tr
Jul 13, 2016
—
Polymer Additives INC
—
Deed
related
$320,400,000 · Wilmington Trust (ct)
Jun 29, 2016
—
Involta LLC
Polymer Additives INC
Grant Deed
related
$8,222,500 · Bankers Tr
Jun 23, 2016
$862,363
Involta LLC
Polymer Additives INC
Grant Deed
—
Dec 24, 2014
$5,088,400
Polymer Additives INC
Ferro Corp
Grant Deed
—
Jul 21, 2006
—
Ferro Corp
—
Grant Deed
related
$700,000,000 · National Cty Bk
—
—
Polymer Additives INC
—
Deed Of Trust
related
$40,000,000 · Wells Fargo Bk
—
—
Polymer Additives INC
—
Deed Of Trust
related
—
—
—
Polymer Additives INC
—
Loan Modification, Consolidation And Extension
related
$40,000,000 · Wells Fargo Bk
—
—
Polymer Additives INC
—
Loan Modification, Consolidation And Extension
related
$320,400,000 · Wilmington Trust (ct)
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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