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Property profile & analytics
OFF-MARKET
Office buildings
13969 Francis Way Cedar Springs, MI 49319-9119
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US43-1637326
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Total area
8,148 SF
Lot
2.26 ac (98,446 SF)
Zoning code
HC
APN
41-02-35-100-023
UPID
US43-1637326
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
-
Cedar Springs Head Start High School Daycare Center
-
Vans Mechanical Contractors Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Vph Properties LLC · 11 yrs held
Vph Properties LLC
since 2015
7 recorded transactions
Zoning & alternative use
HC · Cedar Springs, 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 Cedar Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cedar Springs 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2021Property tax & assessments
Tax year 2021
Tax billed
$6,915
Tax year 2021
Assessed value
$223,400
Assessed 2023
Previous assessed
$205,500
+8.7% YoY
Effective rate
3.10%
On assessed value
Total market value
$446,800
Applied tax rate
27.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1998
Heating
FORCED AIR
Buildings
2
Stories
1
Total area
8,148 SF
Lot
2.26 ac (98,446 SF)
Zoning code
HC
APN
41-02-35-100-023
UPID
US43-1637326
Jurisdiction
KENT
Zoning & alternative use
HC · Cedar Springs, MI
Zoning HC · permitted uses
HC · Cedar Springs, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cedar Springs. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1998
Heating
FORCED AIR
Stories
1
Buildings
2
Lot
2.26 ac
Current owner
From public records · entity-resolved
Vph Properties LLC
Entity
Mailing address
13969 FRANCIS WAY, CEDAR SPRINGS, MI 49319-9119
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 4, 2017
—
Vph Properties LLC
—
Deed
related
$380,000 · Choice One Bk
Jun 19, 2017
—
Vph Properties LLC
—
Trustees Deed
related
$344,000 · Choice One Bk
Mar 16, 2015
$150,000
Vph Properties LLC
Floyd H Knapp
Warranty Deed
$150,000 · Choiceone Bank
May 1, 2012
$100,000
Floyd H Knapp
Fifth Third Bk
Grant Deed
—
Aug 26, 2011
$196,303
Fifth Third Bk
Sheriff Of Kent County
Trustees Deed
related
—
Apr 8, 2009
—
Rolling Ink Leasing LLC
Cedar West Dev LLC
Warranty Deed
—
—
—
Vph Properties LLC
—
Loan Modification
related
$380,000 · Choice One Bk
—
—
Cedar West Dev LLC
—
Deed Of Trust
related
$100,000 · Firstbank-lakeview Mtg Co
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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