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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Office buildings
120 University Dr, Rochester, MI 48307-2044
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US43-4869550
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1901
Total area
4,348 SF
Lot
0.1 ac (4,356 SF)
Zoning code
BI
APN
68-15-14-101-011
UPID
US43-4869550
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
-
Tondue Medical Spa Rochester Spa & Massage Center Alternative Medicine Practice
-
Tondue Medical Spa Spa & Massage Center Alternative Medicine Practice
-
Huntington Learning Center Rochester Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$725k
Blend (final)
Blend
$660k
Owner & transaction history
Barclay Center Management LLC · 12 yrs held
Barclay Center Management LLC
since 2014
7 recorded transactions
Zoning & alternative use
BI · Rochester, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$735,000
+43.9%
Medical building
$685,000
+34.6%
Auto repair, garage
$535,000
+4.5%
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 Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rochester 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
OFFICE BUILDING
$510,000
Current use
RETAIL STORES
$735,000
Change: +44% · Conversion: Moderate
MEDICAL BUILDING
$685,000
Change: +35% · Conversion: Easy
AUTO REPAIR, GARAGE
$535,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±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
$152 / 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
$11,828
Tax year 2023
Assessed value
$351,010
Assessed 2024
Previous assessed
$334,290
+5.0% YoY
Effective rate
3.37%
On assessed value
Total market value
$702,020
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1901
Heating
YES
Buildings
2
Stories
1
Units
1
Total area
4,348 SF
Lot
0.1 ac (4,356 SF)
Zoning code
BI
APN
68-15-14-101-011
UPID
US43-4869550
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
BI · Rochester, MI
Zoning BI · permitted uses
BI · Rochester, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rochester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$510,000
RETAIL STORES
Est. value
$735,000
MEDICAL BUILDING
Est. value
$685,000
AUTO REPAIR, GARAGE
Est. value
$535,000
OFFICE BUILDING Current
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1901
Heating
YES
Stories
1
Buildings
2
Units
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Barclay Center Management LLC
Entity
Mailing address
120 E UNIVERSITY DR, ROCHESTER, MI 48307-2044
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 24, 2014
$390,000
Barclay Center Management LLC
Kruk Properties LLC
Warranty Deed
—
Apr 28, 2009
$207,000
Kruk Properties LLC
Comerica Bank
Grant Deed
—
Jul 22, 2008
$415,000
Comerica Bank
Sheriff Of Oakland County
Trustees Deed
related
—
Feb 27, 2006
$600,000
Paxton Properties LLC
Schlueter Properties LLC
Warranty Deed
$596,000 · Comerica Bank
Aug 29, 2002
—
Schlueter Properties LLC
Gau,tr
Quit Claim Deed
related
—
—
—
Kruk Properties LLC
—
Deed Of Trust
related
$145,000 · Seaway Community Bank
—
—
Schlueter Properties LLC
—
Deed Of Trust
related
$350,000 · Private 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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