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Property profile & analytics
OFF-MARKET
Estimated value
$4,140,000
Office buildings
870 Canterbury Rd Westlake, OH 44145-1419
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US66-2497022
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
TYPE NOT SPECIFIED
Total area
21,120 SF
Lot
18.1 ac (788,429 SF)
Zoning code
EI
APN
213-05-020
UPID
US66-2497022
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
$3.62M
CAP Approach
CAP
$4.72M
Comparable Approach
Comparable
$4.45M
Blend (final)
Blend
$4.14M
Owner & transaction history
Maz Westlake LLC · 4 yrs held
Maz Westlake LLC
since 2021
Last sale
$3.3M
1 recorded transaction
Zoning & alternative use
EI · Westlake, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.6M
+17.8%
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 Westlake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westlake 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
$4,465,000
ML approach
$3,620,000
CAP Approach
CAP Return
Estimation
6%
$5,110,000
6.5%
$4,715,000
7%
$4,380,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,025,000
Current use
RESTAURANT
$3,565,000
Change: +18% · Conversion: Moderate
Blend value · Realmo final
$4.14M
Range $3.73M – $4.55M · ±10% · vs last sale $3.28M (Jul 22 2021)
Last sale anchor
$3.28M
Jul 22 2021
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
$196 / 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
$79,513
Tax year 2023
Assessed value
$1,146,260
Assessed 2023
Previous assessed
$924,010
+24.1% YoY
Effective rate
6.94%
On assessed value
Assessed land
$362,710
Assessed improvement
$783,550
Land market value
$1,036,300
Improvement market value
$2,238,700
Total market value
$3,275,000
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
1983
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
1
Total area
21,120 SF
Lot
18.1 ac (788,429 SF)
Zoning code
EI
APN
213-05-020
UPID
US66-2497022
Jurisdiction
CUYAHOGA
Zoning & alternative use
EI · Westlake, OH
Zoning EI · permitted uses
EI · Westlake, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westlake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.0M
RESTAURANT
Est. value
$3.6M
OFFICE BUILDING Current
RESTAURANT
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
1983
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Lot
18.1 ac
Current owner
From public records · entity-resolved
Maz Westlake LLC
Entity
Mailing address
21000 AEROSPACE PKWY, CLEVELAND, OH 44142-1072
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2021
$3,275,000
Maz Westlake LLC
The Pipe Line Development Company
Limited Warranty Deed
$2,640,000 · Kish 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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