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Property profile & analytics
OFF-MARKET
Estimated value
$1,395,000
Office buildings
9100 Vly Vw Rd Macedonia, OH 44056-2083
Entity Owned
1-yr Hold
Free & Clear
Property ID
US66-5338545
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1969
Total area
28,480 SF
Lot
2.11 ac (92,129 SF)
APN
33-00514
UPID
US66-5338545
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
Current use
Occupant on record · Public records
-
Anything on Wheels Customs Auto Repair Shop
-
Myriad Energy Solutions Distribution Center Logistics Company
-
Corporate Heating & Cooling LLC HVAC Service General Contractor
-
Fastenal Fulfillment Center Big Box & Wholesale Store
-
PPF Tech Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.35M
Blend (final)
Blend
$1.40M
Owner & transaction history
City Of Macedonia · 1 yrs held
City Of Macedonia
since 2024
Last sale
$11,600
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Macedonia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Macedonia 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
$2,210,000
Current use
Blend value · Realmo final
$1.40M
Range $1.26M – $1.53M · ±10% · vs last sale $12k (Sep 4 2024)
Last sale anchor
$12k
Sep 4 2024
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
$49 / 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
$16,083
Tax year 2023
Assessed value
$256,370
Assessed 2023
Previous assessed
$256,370
+0.0% YoY
Effective rate
6.27%
On assessed value
Assessed land
$59,080
Assessed improvement
$197,290
Land market value
$168,800
Improvement market value
$563,690
Total market value
$732,490
Applied tax rate
33.0000
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
1969
Heating
FORCED AIR
Cooling
NONE
Stories
2
Bathrooms
3
Total area
28,480 SF
Lot
2.11 ac (92,129 SF)
APN
33-00514
UPID
US66-5338545
Jurisdiction
SUMMIT
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
OFFICE BUILDING Current
Est. value
$2.2M
OFFICE BUILDING Current
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
1969
Heating
FORCED AIR
Cooling
Yes
Stories
2
Bathrooms
3
Lot
2.11 ac
Current owner
From public records · entity-resolved
City Of Macedonia
Entity
Free & Clear · 1 yrs held
Mailing address
483 S BEDFORD RD 495TH MACEDONIA
Ownership since
2024
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
Sep 4, 2024
$11,600
City Of Macedonia
Verville Properties LLC
Warranty Deed
—
Jun 23, 2023
—
Verville Properties LLC
—
Deed
related
$2,725,000 · American Fidelity Assurance Co
Jul 2, 2020
$1,585,200
Verville Properties LLC
Dutton Co
Grant Deed
—
Dec 22, 2016
—
Dutton Co
—
Deed
related
$568,986 · First Nat'l Bk/pa
—
—
Dutton Co
—
Deed Of Trust
related
$568,986 · First Nat'l Bk/pa
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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