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Property profile & analytics
OFF-MARKET
Estimated value
$2,335,000
Manufacturing properties
1180 Ctr Rd Auburn Hills, MI 48326-2602
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-1069476
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1992
Total area
28,584 SF
Lot
1.41 ac (61,420 SF)
Zoning code
I-1
APN
02-14-23-152-023
UPID
US43-1069476
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
-
IQ Manufacturing Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.88M
Blend (final)
Blend
$2.34M
Owner & transaction history
Blackbird Holding Company LLC · 6 yrs held
Blackbird Holding Company LLC
since 2019
4 recorded transactions
Zoning & alternative use
I-1 · Auburn Hills, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.5M
+51.4%
Office building
$3.4M
+44.9%
Neighborhood: shopping center
$2.7M
+14.9%
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 Auburn Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn Hills 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
INDUSTRIAL (GENERAL)
$2,315,000
Current use
AUTO REPAIR, GARAGE
$3,505,000
Change: +51% · Conversion: Easy
OFFICE BUILDING
$3,355,000
Change: +45% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,660,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$2.34M
Range $2.10M – $2.57M · ±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
$82 / 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
$46,349
Tax year 2023
Assessed value
$1,047,230
Assessed 2024
Previous assessed
$982,990
+6.5% YoY
Effective rate
4.43%
On assessed value
Total market value
$2,094,460
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1992
Heating
YES
Stories
1
Units
1
Total area
28,584 SF
Lot
1.41 ac (61,420 SF)
Zoning code
I-1
APN
02-14-23-152-023
UPID
US43-1069476
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
I-1 · Auburn Hills, MI
Zoning I-1 · permitted uses
I-1 · Auburn Hills, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Auburn Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$3.5M
OFFICE BUILDING
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1992
Heating
YES
Stories
1
Units
1
Lot
1.41 ac
Current owner
From public records · entity-resolved
Blackbird Holding Company LLC
Entity
Mailing address
4684 CHARING CROSS RD, BLOOMFIELD HILLS, MI 48304-3205
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Jul 31, 2019
—
Blackbird Holding Company LLC
Esys Automation LLC
Warranty Deed
$1,500,000 · Horizon Bank
Dec 18, 2014
$1,457,500
Esys Corp
Paladin LLC
Grant Deed
$1,166,000 · Privatebank & Tr
Sep 30, 2003
—
Paladin LLC
Steele,harold W & Marcia A
Grant Deed
$1,560,000 · Comerica Bank
—
—
Paladin LLC
—
Deed Of Trust
related
$10,991,286 · Comerica 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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