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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Warehouses
11503 8th Mile Rd Warren, MI 48089-3138
Entity Owned
20-yr Hold
Free & Clear
Property ID
US43-5167087
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1980
Total area
30,799 SF
Lot
3.62 ac (157,687 SF)
Zoning code
MZ
APN
12-13-34-484-015
UPID
US43-5167087
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
$1.96M
Blend (final)
Blend
$1.96M
Owner & transaction history
Sabiston Yards LLC · 20 yrs held
Sabiston Yards LLC
since 2006
4 recorded transactions
Zoning & alternative use
MZ · Warren, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.9M
+40.6%
Restaurant
$2.7M
+28.1%
Medical building
$2.5M
+19.6%
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 Warren submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warren 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
WAREHOUSE, STORAGE
$2,075,000
Current use
OFFICE BUILDING
$2,920,000
Change: +41% · Conversion: Difficult
RESTAURANT
$2,660,000
Change: +28% · Conversion: Difficult
MEDICAL BUILDING
$2,485,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$2,440,000
Change: +18% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,125,000
Change: +2% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,040,000
Change: -2% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,005,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±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
$64 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$32,058
Tax year 2022
Assessed value
$746,920
Assessed 2023
Previous assessed
$706,030
+5.8% YoY
Effective rate
4.29%
On assessed value
Total market value
$1,493,840
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
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1980
Heating
FORCED AIR
Stories
1
Total area
30,799 SF
Lot
3.62 ac (157,687 SF)
Zoning code
MZ
APN
12-13-34-484-015
UPID
US43-5167087
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
MZ · Warren, MI
Zoning MZ · permitted uses
MZ · Warren, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warren. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.9M
RESTAURANT
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.5M
RETAIL STORES
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$2.0M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1980
Heating
FORCED AIR
Stories
1
Lot
3.62 ac
Current owner
From public records · entity-resolved
Sabiston Yards LLC
Entity
Free & Clear · 20 yrs held
Mailing address
11503 E 8TH MILE RD, WARREN, MI 48089-3138
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 15, 2006
—
Sabiston Yards LLC
Burg Robert A
Quit Claim Deed
related
—
May 18, 2006
—
Hazel L Burg
Burg,james A
Quit Claim Deed
related
—
May 18, 2006
$750,000
Sabiston Yards LLC
Sabiston,dean & Sally
Warranty Deed
$1,164,000 · Citizens Federal Bank Fsb
—
—
Sabiston Yards LLC
—
Deed Of Trust
related
$1,549,000 · Huntington 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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