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Property profile & analytics
OFF-MARKET
Estimated value
$4,915,000
Warehouses
14401 Frazho Rd Warren, MI 48089-1512
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US43-1467359
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1950
Total area
55,777 SF
Lot
4.58 ac (199,505 SF)
Zoning code
M-2
APN
12-13-24-252-008
UPID
US43-1467359
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
-
Goldkine Production Facility
-
GOLDKINE Cannabis Big Box & Wholesale Store
-
Blue Chip Investments Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.91M
Blend (final)
Blend
$4.92M
Owner & transaction history
Linwood Frazho LLC · 12 yrs held
Linwood Frazho LLC
since 2013
6 recorded transactions
Zoning & alternative use
M-2 · Warren, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.3M
+40.6%
Restaurant
$4.8M
+28.1%
Medical building
$4.5M
+19.6%
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
WAREHOUSE, STORAGE
$3,760,000
Current use
OFFICE BUILDING
$5,290,000
Change: +41% · Conversion: Difficult
RESTAURANT
$4,820,000
Change: +28% · Conversion: Difficult
MEDICAL BUILDING
$4,500,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$4,420,000
Change: +18% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,845,000
Change: +2% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,700,000
Change: -2% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,635,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$4.92M
Range $4.42M – $5.41M · ±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
$88 / 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
$150,911
Tax year 2022
Assessed value
$1,874,730
Assessed 2023
Previous assessed
$2,181,010
-14.0% YoY
Effective rate
8.05%
On assessed value
Total market value
$3,749,460
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1950
Heating
FORCED AIR
Stories
1
Total area
55,777 SF
Lot
4.58 ac (199,505 SF)
Zoning code
M-2
APN
12-13-24-252-008
UPID
US43-1467359
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
M-2 · Warren, MI
Zoning M-2 · permitted uses
M-2 · 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
WAREHOUSE, STORAGE Current
Est. value
$3.8M
OFFICE BUILDING
Est. value
$5.3M
RESTAURANT
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$4.5M
RETAIL STORES
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$3.8M
INDUSTRIAL (GENERAL)
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$3.6M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1950
Heating
FORCED AIR
Stories
1
Lot
4.58 ac
Current owner
From public records · entity-resolved
Linwood Frazho LLC
Entity
Mailing address
14401 FRAZHO RD, WARREN, MI 48089-1512
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
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
Feb 21, 2024
—
Frazho Group LLC
—
Deed
related
$2,500,000 · Union Bank
Apr 25, 2023
—
Frazho Group LLC
—
Deed
related
$2,500,000 · Citizens State Bank
Nov 20, 2013
—
Linwood Frazho LLC
Ashley Frazho LLC
Grant Deed
related
—
Aug 9, 2013
—
Ashley Frazho LLC
Blue Chip Investment Co LLC
Grant Deed
—
Sep 17, 2008
—
Blue Chip Investment Co LLC
Wyckco LLC
Grant Deed
related
—
—
—
Linwood Frazho LLC
—
Deed Of Trust
related
$1,050,000 · Ohio National Life Ins 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.
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