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Property profile & analytics
FOR LEASE
Outlet malls
13801 Lakeside Cir, Sterling Heights, MI 48313
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US43-1284495
For Lease
1 / 3
$5,260,000
13801 Lakeside Cir, Sterling Heights, MI 48313
View Listing →
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1983
Total area
44,564 SF
Lot
5.76 ac (250,688 SF)
Zoning code
C-2
APN
10-10-01-101-012
UPID
US43-1284495
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
$5.26M
Blend (final)
Blend
$5.26M
Owner & transaction history
Lakeside Resource Retail LLC · 1 yrs held
Lakeside Resource Retail LLC
since 2025
7 recorded transactions
Zoning & alternative use
C-2 · Sterling Heights, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.4M
+80.5%
Restaurant
$6.3M
+35.9%
Medical building
$5.5M
+17.7%
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
RETAIL STORES
$4,650,000
Current use
COMMERCIAL (GENERAL)
$8,390,000
Change: +81% · Conversion: Easy
RESTAURANT
$6,315,000
Change: +36% · Conversion: Easy
MEDICAL BUILDING
$5,475,000
Change: +18% · Conversion: Difficult
OFFICE BUILDING
$5,265,000
Change: +13% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,835,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$5.26M
Range $4.73M – $5.79M · ±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
$118 / 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
$43,244
Tax year 2022
Assessed value
$1,846,800
Assessed 2023
Previous assessed
$1,725,200
+7.0% YoY
Effective rate
2.34%
On assessed value
Total market value
$3,693,600
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
For Lease
Year built
1983
Heating
FORCED AIR
Stories
1
Total area
44,564 SF
Lot
5.76 ac (250,688 SF)
Zoning code
C-2
APN
10-10-01-101-012
UPID
US43-1284495
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
C-2 · Sterling Heights, MI
Zoning C-2 · permitted uses
C-2 · 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
RETAIL STORES Current
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$8.4M
RESTAURANT
Est. value
$6.3M
MEDICAL BUILDING
Est. value
$5.5M
OFFICE BUILDING
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$3.8M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1983
Heating
FORCED AIR
Stories
1
Lot
5.76 ac
Current owner
From public records · entity-resolved
Lakeside Resource Retail LLC
Entity
Mailing address
38500 WOODWARD AVE STE #200, BLOOMFIELD HILLS, MI 48304-5049
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2025
—
Lakeside Resource Retail LLC
Lormax Stern Lakeside LLC
Deed
$6,000,000 · The Huntington National Bank
May 4, 2021
—
Lormax Stern Lakeside LLC
—
Deed
related
$4,785,000 · Tcf National Bank
Mar 11, 2019
$1,450,000
Lormax Stern Lakeside LLC
Tru Trust 2016 LLC
Grant Deed
$962,500 · T2 Lakeside Tru I LLC
Sep 27, 2018
$6,017,390
Tru Trust 2016 LLC
Toys R Us Property Co II LLC
Grant Deed
—
Dec 1, 2016
—
Toys R Us Property Company II LLC
—
Deed
related
$512,000,000 · Bank Of America NA
Dec 17, 2009
—
Toys R Us Property Co II LLC
—
Deed Of Trust
related
$725,000,000 · Bank Of Ny Mellon
Sep 15, 2005
—
Giraffe Properties LLC
Toys R Us Delaware INC
Limited 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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