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Property profile & analytics
OFF-MARKET
Estimated value
$7,945,000
Flex space
16344 Comstock St Grand Haven, MI 49417-9423
Entity Owned
~
Est. High Equity
Property ID
US43-2394116
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2003
Total area
72,024 SF
Lot
32.8 ac (1,428,768 SF)
APN
70-03-34-401-008
UPID
US43-2394116
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
-
Shape Corp. Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.94M
Blend (final)
Blend
$7.95M
Owner & transaction history
Jacobs Development LLC
Jacobs Development LLC
since 2026
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$10.7M
+68.9%
Office building
$9.8M
+55.8%
Commercial (general)
$9.5M
+51.1%
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)
$6,310,000
Current use
RETAIL STORES
$10,660,000
Change: +69% · Conversion: Moderate
OFFICE BUILDING
$9,835,000
Change: +56% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,535,000
Change: +51% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,960,000
Change: +26% · Conversion: Easy
WAREHOUSE, STORAGE
$7,730,000
Change: +22% · Conversion: Easy
Blend value · Realmo final
$7.95M
Range $7.15M – $8.74M · ±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
$110 / 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
$84,950
Tax year 2022
Assessed value
$3,033,900
Assessed 2023
Previous assessed
$2,762,900
+9.8% YoY
Effective rate
2.80%
On assessed value
Total market value
$6,067,800
Applied tax rate
58.0000
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
2003
Heating
FORCED AIR
Buildings
2
Stories
1
Total area
72,024 SF
Lot
32.8 ac (1,428,768 SF)
APN
70-03-34-401-008
UPID
US43-2394116
Jurisdiction
OTTAWA
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
INDUSTRIAL (GENERAL) Current
Est. value
$6.3M
RETAIL STORES
Est. value
$10.7M
OFFICE BUILDING
Est. value
$9.8M
COMMERCIAL (GENERAL)
Est. value
$9.5M
AUTO REPAIR, GARAGE
Est. value
$8.0M
WAREHOUSE, STORAGE
Est. value
$7.7M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2003
Heating
FORCED AIR
Stories
1
Buildings
2
Lot
32.8 ac
Current owner
From public records · entity-resolved
Jacobs Development LLC
Entity
Mailing address
1900 HAYES ST, GRAND HAVEN, MI 49417-8937
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2026
—
Jacobs Development LLC
Shape Corp
Deed
$4,800,000 · The Huntington National Bank
Dec 31, 2024
—
Odc Network
Shape Corp
Warranty Deed
—
Jun 5, 2020
—
Comstock Real Estate LLC
—
Deed
related
$175,000,000 · Jpmorgan Chase Bank NA
Jun 4, 2020
—
Shape Corp
Comstock Real Estate LLC
Deed
—
Mar 31, 2017
—
Comstock Real Estate LLC
—
Deed
related
$170,000 · Jpmorgan Chase Bank NA
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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