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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Industrial properties
11341 Vienna Rd, Montrose, MI 48457-9702
Entity Owned
4-yr Hold
Free & Clear
Property ID
US43-1004746
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1994
Total area
20,000 SF
Lot
1.84 ac (80,281 SF)
Zoning code
1-2 HVY INDUST
APN
13-20-100-007
UPID
US43-1004746
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
-
Northern Steel Services Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$825k
Owner & transaction history
Northern Steel Serivces LLC · 4 yrs held
Northern Steel Serivces LLC
since 2022
Last sale
$836,184
5 recorded transactions
Zoning & alternative use
1-2 HVY INDUST · Montrose, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+71.8%
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 Montrose submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montrose 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
$815,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$780,000
Current use
COMMERCIAL (GENERAL)
$1,340,000
Change: +72% · Conversion: Difficult
Blend value · Realmo final
$825k
Range $743k – $908k · ±10% · vs last sale $836k (Jun 1 2022)
Last sale anchor
$836k
Jun 1 2022
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
$41 / 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
$16,433
Tax year 2023
Assessed value
$163,000
Assessed 2024
Previous assessed
$163,000
+0.0% YoY
Effective rate
10.08%
On assessed value
Total market value
$326,000
Applied tax rate
13.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1994
Heating
FORCED AIR
Stories
1
Total area
20,000 SF
Lot
1.84 ac (80,281 SF)
Zoning code
1-2 HVY INDUST
APN
13-20-100-007
UPID
US43-1004746
Jurisdiction
GENESEE
Zoning & alternative use
1-2 HVY INDUST · Montrose, MI
Zoning 1-2 HVY INDUST · permitted uses
1-2 HVY INDUST · Montrose, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Montrose. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$780,000
COMMERCIAL (GENERAL)
Est. value
$1.3M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
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
1994
Heating
FORCED AIR
Stories
1
Lot
1.84 ac
Current owner
From public records · entity-resolved
Northern Steel Serivces LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 3115, MONTROSE, MI 48457-0815
Ownership since
2022
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
Jul 17, 2025
—
Northern Steel Services LLC
—
Deed
related
$1,700,000 · The Huntington National Bank
Jun 1, 2022
$836,184
Northern Steel Serivces LLC
Arieteo Instalation LLC
Warranty Deed
—
Jan 5, 2018
—
Aristeo Installation LLC
Heritage Three LLC
Warranty Deed
—
Dec 18, 2014
$725,000
Heritage Three LLC
Charles R Emmendorfer
Warranty Deed
$540,000 · Csb Bank
Dec 18, 2014
—
Charles R Emmendorfer
Brewer,michael J & Linda M
Quit Claim Deed
related
—
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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