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Property profile & analytics
OFF-MARKET
Estimated value
$1,720,000
Medical Office Space
13251 10th Mile Rd, Warren, MI 48089-2076
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US43-1704186
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1994
Total area
16,276 SF
Lot
4.6 ac (200,376 SF)
Zoning code
O
APN
12-13-23-476-013
UPID
US43-1704186
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
-
Henry Ford Rehabilitation – Warren Rehabilitation Center
-
Maralani Shiva MD Physician Medical Clinic
-
Kernen Kenneth M MD Physician
-
Boutrous James J MD Physician Medical Clinic
-
Daminani John L DO Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.82M
Blend (final)
Blend
$1.72M
Owner & transaction history
Pioneer Real Estate Holdings LLC · 3 yrs held
Pioneer Real Estate Holdings LLC
since 2023
Last sale
$1.6M
4 recorded transactions
Zoning & alternative use
O · Warren, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+17.5%
Restaurant
$1.4M
+7.1%
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 Warren submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warren 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
$1,690,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,315,000
Current use
OFFICE BUILDING
$1,545,000
Change: +18% · Conversion: Easy
RESTAURANT
$1,405,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$1,290,000
Change: -2% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,120,000
Change: -15% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,100,000
Change: -16% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,080,000
Change: -18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,060,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.72M
Range $1.55M – $1.89M · ±10% · vs last sale $1.63M (Mar 22 2023)
Last sale anchor
$1.63M
Mar 22 2023
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
$106 / 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
$60,670
Tax year 2022
Assessed value
$1,111,090
Assessed 2023
Previous assessed
$1,078,420
+3.0% YoY
Effective rate
5.46%
On assessed value
Total market value
$2,222,180
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1994
Heating
FORCED AIR
Stories
1
Total area
16,276 SF
Lot
4.6 ac (200,376 SF)
Zoning code
O
APN
12-13-23-476-013
UPID
US43-1704186
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
O · Warren, MI
Zoning O · permitted uses
O · Warren, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warren. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.5M
RESTAURANT
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.1M
MEDICAL BUILDING Current
OFFICE BUILDING
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1994
Heating
FORCED AIR
Stories
1
Lot
4.6 ac
Current owner
From public records · entity-resolved
Pioneer Real Estate Holdings LLC
Entity
Mailing address
1899 PEPPERWOOD PL, COMMERCE TOWNSHIP, MI 48390-3970
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
Sep 25, 2023
—
Pioneer Real Estate Holdings LLC
—
Deed
related
$3,450,000 · Michigan Schools & Government Cu
Mar 22, 2023
$1,627,500
Pioneer Real Estate Holdings LLC
Warren 10 Mile Mob LLC
Warranty Deed
$1,220,625 · Michigan Schools & Government Cu
Sep 13, 2019
—
10 Mile Mob LLC
10 Mile State LLC
Quit Claim Deed
related
$475,000 · Main Street Bank
Apr 5, 2019
—
Warren 10 Mile LLC
Horizon Medical Building LP
Warranty 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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