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Property profile & analytics
OFF-MARKET
Estimated value
$2,495,000
Outlet malls
14019 8th Mile Rd Warren, MI 48089-3420
Individually Owned
14-yr Hold
Free & Clear
Property ID
US43-2734157
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1953
Total area
24,495 SF
Lot
0.65 ac (28,183 SF)
Zoning code
MZ
APN
12-13-36-383-024
UPID
US43-2734157
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
$2.50M
Blend (final)
Blend
$2.50M
Owner & transaction history
Fred Beghdadi · 14 yrs held
Fred Beghdadi
since 2012
2 recorded transactions
Zoning & alternative use
MZ · Warren, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.3M
+19.6%
Restaurant
$2.1M
+9.0%
Medical building
$2.0M
+1.8%
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
RETAIL STORES
$1,940,000
Current use
OFFICE BUILDING
$2,325,000
Change: +20% · Conversion: Easy
RESTAURANT
$2,115,000
Change: +9% · Conversion: Easy
MEDICAL BUILDING
$1,975,000
Change: +2% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,690,000
Change: -13% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,650,000
Change: -15% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,625,000
Change: -16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,595,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$2.50M
Range $2.25M – $2.74M · ±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
$102 / 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
$24,079
Tax year 2022
Assessed value
$762,600
Assessed 2023
Previous assessed
$717,750
+6.2% YoY
Effective rate
3.16%
On assessed value
Total market value
$1,525,200
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
Off-Market
Year built
1953
Heating
FORCED AIR
Stories
1
Total area
24,495 SF
Lot
0.65 ac (28,183 SF)
Zoning code
MZ
APN
12-13-36-383-024
UPID
US43-2734157
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
MZ · Warren, MI
Zoning MZ · permitted uses
MZ · 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
RETAIL STORES Current
Est. value
$1.9M
OFFICE BUILDING
Est. value
$2.3M
RESTAURANT
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.6M
RETAIL STORES Current
OFFICE BUILDING
RESTAURANT
MEDICAL BUILDING
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
1953
Heating
FORCED AIR
Stories
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Fred Beghdadi
Individual
Free & Clear · 14 yrs held
Mailing address
14091 E 8TH MILE RD, WARREN, MI 48089-3411
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 19, 2012
—
Fred Beghdadi
Calisi,denise
Quit Claim Deed
related
—
Jul 29, 2009
—
Unique Property Investments Ll
Calisi,denise A
Quit Claim Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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