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Property profile & analytics
OFF-MARKET
Estimated value
$7,440,000
Warehouses
13120 Hall Rd Sterling Heights, MI 48313-1106
Individually Owned
13-yr Hold
~
Est. High Equity
Property ID
US43-1587972
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2005
Total area
90,840 SF
Lot
6.77 ac (294,901 SF)
Zoning code
C-3
APN
10-10-02-226-011
UPID
US43-1587972
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
$7.44M
Blend (final)
Blend
$7.44M
Owner & transaction history
Lakeside Budget Storage · 13 yrs held
Lakeside Budget Storage
since 2012
5 recorded transactions
Zoning & alternative use
C-3 · Sterling Heights, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.2M
+82.1%
Office building
$10.7M
+75.2%
Retail stores
$9.5M
+54.7%
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
WAREHOUSE, STORAGE
$6,125,000
Current use
MEDICAL BUILDING
$11,155,000
Change: +82% · Conversion: Difficult
OFFICE BUILDING
$10,735,000
Change: +75% · Conversion: Difficult
RETAIL STORES
$9,475,000
Change: +55% · Conversion: Moderate
AUTO REPAIR, GARAGE
$7,815,000
Change: +28% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,470,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$7.44M
Range $6.70M – $8.18M · ±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 2022Property tax & assessments
Tax year 2022
Tax billed
$81,035
Tax year 2022
Assessed value
$2,839,300
Assessed 2023
Previous assessed
$2,558,100
+11.0% YoY
Effective rate
2.85%
On assessed value
Total market value
$5,678,600
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2005
Heating
FORCED AIR
Stories
1
Total area
90,840 SF
Lot
6.77 ac (294,901 SF)
Zoning code
C-3
APN
10-10-02-226-011
UPID
US43-1587972
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
C-3 · Sterling Heights, MI
Zoning C-3 · permitted uses
C-3 · Sterling Heights, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sterling Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$6.1M
MEDICAL BUILDING
Est. value
$11.2M
OFFICE BUILDING
Est. value
$10.7M
RETAIL STORES
Est. value
$9.5M
AUTO REPAIR, GARAGE
Est. value
$7.8M
INDUSTRIAL (GENERAL)
Est. value
$6.5M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
2005
Heating
FORCED AIR
Stories
1
Lot
6.77 ac
Current owner
From public records · entity-resolved
Lakeside Budget Storage
Individual
Mailing address
13120 HALL RD, STERLING HEIGHTS, MI 48313-1106
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
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 12, 2024
—
Lakeside Budget Storage Of Sterling
—
Deed
related
$6,800,000 · Wells Fargo Bank NA
Aug 31, 2021
—
Lakeside Budget Storage Of Sterling
—
Deed
related
$6,500,000 · Oceanview Life And Annuity Company
Dec 27, 2012
—
Lakeside Budget Storage
Lakeside Budget Storage LLC
Quit Claim Deed
related
$3,930,000 · Citigroup Global Markets Realt
Mar 8, 2010
—
Lakeside Budget Storage LLC
—
Trustees Deed
related
$3,520,000 · Huntington National Bank
Dec 22, 2004
—
Lakeside Budget Storage LLC
Kmw Sterling Dev
Grant Deed
$5,243,750 · Huntington National 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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