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Property profile & analytics
OFF-MARKET
Estimated value
$845,000
Office buildings
13260 11th Mile Rd, Warren, MI 48089-1368
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US43-1755227
Property summary
AI-generated overview
Exceptional investment opportunity in Warren, Michigan, featuring a 8,250 square foot medical office building situated on a 1.32-acre lot. This property is currently 100% occupied by the American Red Cross under a Net Lease agreement (NNN) with a remaining lease term of 4.2 years, expiring January 31, 2029. The lease commenced January 1, 2024, and includes annual rent increases and two five-year renewal options. Built in 1990 and renovated in 2018, the building is zoned C-1 and offers a high-volume blood draw center and CPR/First Aid/AED training facilities. The property boasts a strong NOI of $123,750, resulting in an attractive 8.5% cap rate and a price per square foot of $176.47. The asking price is $1,455,882. Conveniently located near I-696, this investment offers a stable, recession-resistant income stream with a long-term, creditworthy tenant. The property's location in Macomb County, Michigan, further enhances its appeal. The APN is 12-13-23-226-010.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Total area
9,355 SF
Lot
1.32 ac (57,673 SF)
Zoning code
C-1
APN
12-13-23-226-010
UPID
US43-1755227
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
$845k
Blend (final)
Blend
$845k
Owner & transaction history
Ks Investment Mi 1 LLC · 1 yrs held
Ks Investment Mi 1 LLC
since 2025
3 recorded transactions
Zoning & alternative use
C-1 · Warren, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
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
$885,000
Current use
RESTAURANT
$810,000
Change: -9% · Conversion: Moderate
MEDICAL BUILDING
$755,000
Change: -15% · Conversion: Easy
RETAIL STORES
$740,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$845k
Range $761k – $930k · ±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
$90 / 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
$21,772
Tax year 2022
Assessed value
$311,470
Assessed 2023
Previous assessed
$312,500
-0.3% YoY
Effective rate
6.99%
On assessed value
Total market value
$622,940
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
1990
Heating
FORCED AIR
Stories
1
Total area
9,355 SF
Lot
1.32 ac (57,673 SF)
Zoning code
C-1
APN
12-13-23-226-010
UPID
US43-1755227
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
C-1 · Warren, MI
Zoning C-1 · permitted uses
C-1 · 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
OFFICE BUILDING Current
Est. value
$885,000
RESTAURANT
Est. value
$810,000
MEDICAL BUILDING
Est. value
$755,000
RETAIL STORES
Est. value
$740,000
OFFICE BUILDING Current
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
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
1990
Heating
FORCED AIR
Stories
1
Lot
1.32 ac
Current owner
From public records · entity-resolved
Ks Investment Mi 1 LLC
Entity
Free & Clear · 1 yrs held
Mailing address
210 CAMPBELL ST, ROCHESTER HILLS, MI 48307-2679
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 2, 2025
—
Ks Investment Mi 1 LLC
K Up LLC
Warranty Deed
—
Jan 13, 2022
$1,400,000
K Up LLC
Castiglione Real Estate Company LLC
Warranty Deed
$1,050,000 · Northstar Bank
Jul 15, 2021
—
Castiglione Real Estate Company LLC
Giovannine Castiglione
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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