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Property profile & analytics
OFF-MARKET
Estimated value
$7,405,000
Flex space
14800 172nd Ave Grand Haven, MI 49417-8969
Entity Owned
5-yr Hold
Free & Clear
Property ID
US43-2174681
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1994
Total area
98,248 SF
Lot
17.79 ac (774,932 SF)
Zoning code
I-1
APN
70-03-33-400-047
UPID
US43-2174681
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
-
LIGHTCORP Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.41M
Blend (final)
Blend
$7.41M
Owner & transaction history
Light Corp INC · 5 yrs held
Light Corp INC
since 2020
1 recorded transaction
Zoning & alternative use
I-1 · Grand Haven, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.9M
+26.1%
Warehouse, storage
$10.5M
+22.5%
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 Grand Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grand Haven 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
INDUSTRIAL (GENERAL)
$8,610,000
Current use
AUTO REPAIR, GARAGE
$10,855,000
Change: +26% · Conversion: Easy
WAREHOUSE, STORAGE
$10,540,000
Change: +22% · Conversion: Easy
Blend value · Realmo final
$7.41M
Range $6.66M – $8.15M · ±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
$75 / 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
$91,031
Tax year 2022
Assessed value
$2,828,500
Assessed 2023
Previous assessed
$2,530,100
+11.8% YoY
Effective rate
3.22%
On assessed value
Total market value
$5,657,000
Applied tax rate
16.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1994
Heating
FORCED AIR
Buildings
2
Stories
1
Total area
98,248 SF
Lot
17.79 ac (774,932 SF)
Zoning code
I-1
APN
70-03-33-400-047
UPID
US43-2174681
Jurisdiction
OTTAWA
Zoning & alternative use
I-1 · Grand Haven, MI
Zoning I-1 · permitted uses
I-1 · Grand Haven, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Grand Haven. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$8.6M
AUTO REPAIR, GARAGE
Est. value
$10.9M
WAREHOUSE, STORAGE
Est. value
$10.5M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1994
Heating
FORCED AIR
Stories
1
Buildings
2
Lot
17.79 ac
Current owner
From public records · entity-resolved
Light Corp INC
Entity
Free & Clear · 5 yrs held
Mailing address
14800 172ND AVE, GRAND HAVEN, MI 49417-8969
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 8, 2020
—
Light Corp INC
Largo Development Co LLC
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.
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