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Property profile & analytics
OFF-MARKET
Estimated value
$4,985,000
Specialty properties
1450 Whispering Woods 101, Waterford, MI 48327-4105
Individually Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-2519509
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1980
Total area
84,800 SF
Lot
7.09 ac (309,015 SF)
Zoning code
ME
APN
W -13-32-301-032
UPID
US43-2519509
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
$4.99M
Blend (final)
Blend
$4.99M
Owner & transaction history
Whispering Woods Apartments Limited · 11 yrs held
Whispering Woods Apartments Limited
since 2015
3 recorded transactions
Zoning & alternative use
ME · Waterford, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.2M
+64.6%
Neighborhood: shopping center
$7.9M
+58.3%
Office building
$7.4M
+48.6%
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 Waterford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waterford 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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$4,985,000
Current use
AUTO REPAIR, GARAGE
$8,210,000
Change: +65% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,890,000
Change: +58% · Conversion: Difficult
OFFICE BUILDING
$7,410,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$4.99M
Range $4.49M – $5.48M · ±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
$59 / 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
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1980
Heating
YES
Buildings
106
Stories
3
Units
1
Total area
84,800 SF
Lot
7.09 ac (309,015 SF)
Zoning code
ME
APN
W -13-32-301-032
UPID
US43-2519509
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
ME · Waterford, MI
Zoning ME · permitted uses
ME · Waterford, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waterford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$8.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.9M
OFFICE BUILDING
Est. value
$7.4M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1980
Heating
YES
Stories
3
Buildings
106
Units
1
Lot
7.09 ac
Current owner
From public records · entity-resolved
Whispering Woods Apartments Limited
Individual
Mailing address
18006 SKY PARK CIR STE #200, IRVINE, CA 92614-6406
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2025
—
Whispering Woods Apt Ltd Dividend H
—
Deed
related
$16,124,000 · Berkadia Commerical Mortgage LLC
May 10, 2022
—
Whispering Woods Apt Ltd Dividend H
—
Deed
related
$11,000,000 · Berk Adia Commerical Mortgage LLC
May 4, 2015
—
Whispering Woods Apartments Limited
Whispering Woods Limited Dividend H
Deed
$8,415,000 · Oak Grove Commercial Mortgage LLC
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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