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Property profile & analytics
OFF-MARKET
Estimated value
$695,000
Grocery and convenience stores
13656 Dix Toledo Rd, Southgate, MI 48195-2432
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-1237047
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1948
Total area
5,656 SF
Lot
0.14 ac (6,098 SF)
Zoning code
C-2 GEN BUS
APN
53 010 01 0094 000
UPID
US43-1237047
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
-
ATM Atm
-
American Engine Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$696k
Blend (final)
Blend
$695k
Owner & transaction history
Michael J Schmidt · 7 yrs held
Michael J Schmidt
since 2018
6 recorded transactions
Zoning & alternative use
C-2 GEN BUS · Southgate, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$620,000
+38.0%
Restaurant
$585,000
+30.1%
Office building
$550,000
+22.1%
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 Southgate submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southgate 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
NEIGHBORHOOD: SHOPPING CENTER
$450,000
Current use
COMMERCIAL (GENERAL)
$620,000
Change: +38% · Conversion: Easy
RESTAURANT
$585,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$550,000
Change: +22% · Conversion: Moderate
MEDICAL BUILDING
$535,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$430,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$695k
Range $626k – $765k · ±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
$4,942
Tax year 2023
Assessed value
$73,900
Assessed 2024
Previous assessed
$67,200
+10.0% YoY
Effective rate
6.69%
On assessed value
Total market value
$147,800
Applied tax rate
82,405.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1948
Heating
FORCED AIR
Buildings
1
Stories
1
Total area
5,656 SF
Lot
0.14 ac (6,098 SF)
Zoning code
C-2 GEN BUS
APN
53 010 01 0094 000
UPID
US43-1237047
Jurisdiction
WAYNE
Metro division
DETROIT-LIVONIA-DEARBORN, MI METROPOLITAN DIVISION
Zoning & alternative use
C-2 GEN BUS · Southgate, MI
Zoning C-2 GEN BUS · permitted uses
C-2 GEN BUS · Southgate, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southgate. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$450,000
COMMERCIAL (GENERAL)
Est. value
$620,000
RESTAURANT
Est. value
$585,000
OFFICE BUILDING
Est. value
$550,000
MEDICAL BUILDING
Est. value
$535,000
RETAIL STORES
Est. value
$430,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
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
1948
Heating
FORCED AIR
Stories
1
Buildings
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Michael J Schmidt
Individual
Mailing address
2750 21ST ST, WYANDOTTE, MI 48192-4813
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2018
—
Michael J Schmidt
Dado Real Estate LLC
Warranty Deed
—
Feb 7, 2014
—
Dado Real Estate LLC
Hermiz Real Estate LLC
Quit Claim Deed
related
$81,850 · Pnc Bank NA
Nov 4, 2013
$100,100
Hermiz Real Estate LLC
Karmo,mukhles & Ikbal
Warranty Deed
—
—
—
Mukhles Karmo
—
Deed Of Trust
related
$316,000 · Oakland Commerce Bank
—
—
Mukhles Karmo
—
Deed Of Trust
related
$100,000 · Paramount Bank
—
—
Mukhles Karmo
—
Deed Of Trust
related
$100,000 · Oakland Commerce 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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