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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Government properties
11700 15th Mile Rd Sterling Heights, MI 48312-5102
Individually Owned
2-yr Hold
Free & Clear
Property ID
US43-1070501
Property profile
Verified
Property type
Government properties
Use group
CENTRALLY ASSESSED
Year built
1968
Total area
3,400 SF
Lot
0.81 ac (35,109 SF)
Zoning code
C-1
APN
10-10-35-101-003
UPID
US43-1070501
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
$534k
Blend (final)
Blend
$535k
Owner & transaction history
Lahib Mamou · 2 yrs held
Lahib Mamou
since 2023
4 recorded transactions
Zoning & alternative use
C-1 · Sterling Heights, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The C-1 Local Convenience Business District is designated to meet the day-to-day convenience shopping and service needs of persons residing in adjacent residential areas
Zone name
Local Convenience Business
General category
COMMERCIAL
Zone area
256.88 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$640,000
+12.9%
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 Sterling Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sterling Heights 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
CENTRALLY ASSESSED
$565,000
Current use
COMMERCIAL (GENERAL)
$640,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$157 / 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
$15,092
Tax year 2022
Assessed value
$274,500
Assessed 2023
Previous assessed
$274,500
+0.0% YoY
Effective rate
5.50%
On assessed value
Total market value
$549,000
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
Government properties
Use group
CENTRALLY ASSESSED
Status
Off-Market
Year built
1968
Heating
PACKAGE
Stories
1
Total area
3,400 SF
Lot
0.81 ac (35,109 SF)
Zoning code
C-1
APN
10-10-35-101-003
UPID
US43-1070501
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
C-1 · Sterling Heights, MIZoning C-1 · permitted uses
C-1 · Sterling Heights, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The C-1 Local Convenience Business District is designated to meet the day-to-day convenience shopping and service needs of persons residing in adjacent residential areas
Zone name
Local Convenience Business
General category
COMMERCIAL
Zone area
256.88 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
CENTRALLY ASSESSED Current
Est. value
$565,000
COMMERCIAL (GENERAL)
Est. value
$640,000
CENTRALLY ASSESSED 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
1968
Heating
PACKAGE
Stories
1
Lot
0.81 ac
Current owner
From public records · entity-resolved
Lahib Mamou
Individual
Free & Clear · 2 yrs held
Mailing address
54798 PRESTON PNES LN, SHELBY TOWNSHIP, MI 48315-1479
Ownership since
2023
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
Dec 5, 2023
—
Lahib Mamou
Marlin Kajy
Warranty Deed
—
Dec 4, 2023
$675,000
Lahib Mamou
Expo Properties LLC
Warranty Deed
—
Oct 10, 2019
$430,000
Expo Properties LLC
Rfy Property LLC
Warranty Deed
$301,000 · Bank Of Ann Arbor
Jun 3, 2016
$317,500
Rfy Property LLC
Pnc Bk National Assn
Grant 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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