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Property profile & analytics
OFF-MARKET
Estimated value
$1,310,000
Strip malls
16310 Middlebelt Rd, Livonia, MI 48154-3316
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US43-1551677
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1975
Construction
CONCRETE BLOCKS
Total area
24,080 SF
Lot
5.19 ac (226,076 SF)
APN
46 050 01 0334 002
UPID
US43-1551677
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
-
Those Moments Hotel & Motel Resort
-
Extreme Isshinryu karate Training Center Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.72M
Blend (final)
Blend
$1.31M
Owner & transaction history
Doral Investment Group LLC · 5 yrs held
Doral Investment Group LLC
since 2021
Last sale
$950,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.9M
+1.2%
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 Livonia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Livonia 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
$1,200,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,915,000
Current use
INDUSTRIAL (GENERAL)
$1,940,000
Change: +1% · Conversion: Difficult
RETAIL STORES
$1,835,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$1.31M
Range $1.18M – $1.44M · ±10% · vs last sale $950k (Apr 13 2021)
Last sale anchor
$950k
Apr 13 2021
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
$54 / 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
Tax billed
$32,351
Tax year 2023
Assessed value
$739,700
Assessed 2024
Previous assessed
$669,500
+10.5% YoY
Effective rate
4.37%
On assessed value
Total market value
$1,479,400
Applied tax rate
82,095.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1975
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Stories
1
Total area
24,080 SF
Lot
5.19 ac (226,076 SF)
APN
46 050 01 0334 002
UPID
US43-1551677
Jurisdiction
WAYNE
Metro division
DETROIT-LIVONIA-DEARBORN, MI METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.9M
INDUSTRIAL (GENERAL)
Est. value
$1.9M
RETAIL STORES
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER Current
INDUSTRIAL (GENERAL)
RETAIL STORES
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
1975
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Stories
1
Lot
5.19 ac
Current owner
From public records · entity-resolved
Doral Investment Group LLC
Entity
Mailing address
16310 MIDDLEBELT RD, LIVONIA, MI 48154-3316
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2023
—
Doral Investment Group LLC
—
Deed
related
$230,000 · Bank Of Ann Arbor
Apr 13, 2021
$950,000
Doral Investment Group LLC
Terrence Corners Limited Partnershi
Warranty Deed
—
Apr 8, 2021
—
Doral Investment Group LLC
—
Deed
related
$1,700,000 · Bank Of Ann Arbor
—
—
Terrence Corners LP
—
Deed Of Trust
related
$132,000 · Terra Mid 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.
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