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Property profile & analytics
OFF-MARKET
Estimated value
$4,660,000
Retail space
1265 Lapeer Rd, Lake Orion, MI 48360-1434
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-0227964
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1996
Total area
37,908 SF
Lot
4.66 ac (202,990 SF)
Zoning code
BI
APN
O -09-14-251-018
UPID
US43-0227964
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
-
Dollar Tree Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.14M
Blend (final)
Blend
$4.66M
Owner & transaction history
Orion Of Lapeer LLC · 21 yrs held
Orion Of Lapeer LLC
since 2004
5 recorded transactions
Zoning & alternative use
BI · Lake Orion, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.7M
+4.4%
Restaurant
$6.6M
+2.6%
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 Lake Orion submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Orion 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
RETAIL STORES
$6,400,000
Current use
COMMERCIAL (GENERAL)
$6,675,000
Change: +4% · Conversion: Easy
RESTAURANT
$6,560,000
Change: +3% · Conversion: Easy
MEDICAL BUILDING
$5,985,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$4.66M
Range $4.19M – $5.13M · ±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
$123 / 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
$64,896
Tax year 2023
Assessed value
$1,726,420
Assessed 2024
Previous assessed
$1,637,900
+5.4% YoY
Effective rate
3.76%
On assessed value
Total market value
$3,452,840
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1996
Heating
YES
Stories
1
Units
1
Total area
37,908 SF
Lot
4.66 ac (202,990 SF)
Zoning code
BI
APN
O -09-14-251-018
UPID
US43-0227964
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
BI · Lake Orion, MI
Zoning BI · permitted uses
BI · Lake Orion, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Orion. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.4M
COMMERCIAL (GENERAL)
Est. value
$6.7M
RESTAURANT
Est. value
$6.6M
MEDICAL BUILDING
Est. value
$6.0M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
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
1996
Heating
YES
Stories
1
Units
1
Lot
4.66 ac
Current owner
From public records · entity-resolved
Orion Of Lapeer LLC
Entity
Mailing address
35620 ASH RD, NEW BOSTON, MI 48164-9634
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
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
Aug 6, 2004
—
Orion Of Lapeer LLC
Oxford Mills LLC
Quit Claim Deed
$2,200,000 · Community Bank Of Dearborn
Feb 27, 2001
$10,000
Oxford Mills LLC
Jfk Investment Co LLC
Grant Deed
$5,420,000 · First Federal Of Michigan
Jan 29, 2001
—
Orion/lapeer LLC
Jfk Investment Co LLC
Grant Deed
$1,980,000 · First Federal Of Michigan
Aug 17, 1999
—
Jfk Investment Co LLC
Orion Medical Center LLC
Quit Claim Deed
related
$17,500,000 · Standard Federal Bank
—
—
William S Rowe
—
Deed Of Trust
related
$1,565,000 · Mbank
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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