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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Office buildings
8373 Mentor Ave Mentor, OH 44060-5749
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US66-1291235
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Construction
WOOD
Total area
4,082 SF
Lot
0.39 ac (16,801 SF)
Zoning code
B-2
APN
16-B-035-L-00-012-0
UPID
US66-1291235
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
$536k
Blend (final)
Blend
$540k
Owner & transaction history
Corning Benefits LLC · 21 yrs held
Corning Benefits LLC
since 2005
7 recorded transactions
Zoning & alternative use
B-2 · Mentor, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
069,070-0 requesting a variance to Sec. 1173.09 of the Mentor Code of Ordinances to allow the installation of parking spaces at a 0-ft. setback from the right-of-way in lieu of the minimum 10-ft. setback required in the B-2, General Business District. RICHARD & MARSHA MAHONEY FOR 6169 THISTLEWOOD DRIVE, PP16-C-081-K-00-020-0 requesting a variance to Sec. 116…
Zone name
General Business
General category
COMMERCIAL
Zone area
1,062.03 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
$400,000
Current use
AUTO REPAIR, GARAGE
$340,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$132 / 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
$9,130
Tax year 2023
Assessed value
$125,200
Assessed 2023
Previous assessed
$125,200
+0.0% YoY
Effective rate
7.29%
On assessed value
Assessed land
$40,360
Assessed improvement
$84,840
Land market value
$115,320
Improvement market value
$242,390
Total market value
$357,710
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
2005
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
4,082 SF
Lot
0.39 ac (16,801 SF)
Zoning code
B-2
APN
16-B-035-L-00-012-0
UPID
US66-1291235
Jurisdiction
LAKE
Zoning & alternative use
B-2 · Mentor, OHZoning B-2 · permitted uses
B-2 · Mentor, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
069,070-0 requesting a variance to Sec. 1173.09 of the Mentor Code of Ordinances to allow the installation of parking spaces at a 0-ft. setback from the right-of-way in lieu of the minimum 10-ft. setback required in the B-2, General Business District. RICHARD & MARSHA MAHONEY FOR 6169 THISTLEWOOD DRIVE, PP16-C-081-K-00-020-0 requesting a variance to Sec. 1165.01(a)(2) of the Mentor Code of Ordinances to allow an 180-sq. ft. accessory build
Zone name
General Business
General category
COMMERCIAL
Zone area
1,062.03 ac
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$400,000
AUTO REPAIR, GARAGE
Est. value
$340,000
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
2005
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Corning Benefits LLC
Entity
Mailing address
8353 MENTOR AVE, MENTOR, OH 44060-5756
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2023
—
Corning Benefits LLC
—
Deed
related
$102,519 · The Middlefield Banking Co
Mar 25, 2022
—
Corning Benefits LLC
—
Deed
related
$50,000 · The Middlefield Banking Co
Aug 15, 2018
—
Corning Benefits LLC
—
Deed
related
$80,000 · Middlefield Bkng
May 9, 2005
—
Corning Benefits LLC
Muscenti,thomas D
Warranty Deed
$480,000 · Charter One Bank
—
—
Corning Benefits LLC
—
Deed Of Trust
related
$300,000 · Middlefield Bkng
—
—
8383 Mentor Avenue LLC
—
Deed Of Trust
related
$68,000 · Grange Bank
—
—
Thomas D Muscenti
—
Deed Of Trust
related
$427,500 · Firstmerit Bank NA
—
—
Thomas D Muscenti
—
Deed Of Trust
related
$434,000 · Charter One Bank
—
—
Thomas D Muscenti
—
Deed Of Trust
related
$100,000 · Charter One Bank
—
—
Corning Benefits LLC
—
Deed Of Trust
related
$80,000 · Middlefield Bkng
—
—
Corning Benefits LLC
—
Deed Of Trust
related
$75,000 · Lake National Bank
—
—
Corning Benefits LLC
—
Deed Of Trust
related
$539,000 · Lake National 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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