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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Commercial real estate
11570 11th Mile Rd, Warren, MI 48089-4590
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US43-1550375
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1985
Total area
10,063 SF
Lot
1.93 ac (84,245 SF)
Zoning code
C-1
APN
12-13-22-226-029
UPID
US43-1550375
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
$924k
Blend (final)
Blend
$925k
Owner & transaction history
United Hospitality Group III L · 9 yrs held
United Hospitality Group III L
since 2016
5 recorded transactions
Zoning & alternative use
C-1 · Warren, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$955,000
+45.5%
Restaurant
$870,000
+32.6%
Medical building
$810,000
+23.8%
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 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
COMMERCIAL (GENERAL)
$655,000
Current use
OFFICE BUILDING
$955,000
Change: +46% · Conversion: Easy
RESTAURANT
$870,000
Change: +33% · Conversion: Difficult
MEDICAL BUILDING
$810,000
Change: +24% · Conversion: Easy
RETAIL STORES
$800,000
Change: +22% · Conversion: Easy
AUTO REPAIR, GARAGE
$695,000
Change: +6% · Conversion: Difficult
WAREHOUSE, STORAGE
$680,000
Change: +3% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$665,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±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
$92 / 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
$138,726
Tax year 2022
Assessed value
$2,314,950
Assessed 2023
Previous assessed
$2,146,440
+7.9% YoY
Effective rate
5.99%
On assessed value
Total market value
$4,629,900
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1985
Heating
FORCED AIR
Stories
1
Total area
10,063 SF
Lot
1.93 ac (84,245 SF)
Zoning code
C-1
APN
12-13-22-226-029
UPID
US43-1550375
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
C-1 · Warren, MI
Zoning C-1 · permitted uses
C-1 · 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
COMMERCIAL (GENERAL) Current
Est. value
$655,000
OFFICE BUILDING
Est. value
$955,000
RESTAURANT
Est. value
$870,000
MEDICAL BUILDING
Est. value
$810,000
RETAIL STORES
Est. value
$800,000
AUTO REPAIR, GARAGE
Est. value
$695,000
WAREHOUSE, STORAGE
Est. value
$680,000
INDUSTRIAL (GENERAL)
Est. value
$665,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
INDUSTRIAL (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
1985
Heating
FORCED AIR
Stories
1
Lot
1.93 ac
Current owner
From public records · entity-resolved
United Hospitality Group III L
Entity
Mailing address
25700 W 8TH MILE RD, SOUTHFIELD, MI 48033-3750
Ownership since
2016
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
Apr 1, 2020
—
Unioted Hospitality Group III LLC
—
Deed
related
$5,915,000 · Flagstar Bank Fsb
Sep 7, 2017
—
United Hospitality Group III L
—
Grant Deed
related
$15,400,000 · Flagstar Bk
Nov 30, 2016
$725,000
United Hospitality Group III L
Warren Realty LLC
Warranty Deed
—
Apr 5, 2007
—
Warren Realty LLC
Kimgb2 Michigan LLC
Warranty Deed
—
Aug 9, 2005
—
Kimgb2 Michigan LLC
C-c Restaurant Ltd-9
Warranty Deed
—
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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