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Property profile & analytics
FOR LEASE
Office buildings
16930 Robbins Rd, Grand Haven, MI 49417
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US43-2210371
For Lease
$13 SF/Yr
16930 Robbins Rd, Grand Haven, MI 49417
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
11,825 SF
Lot
1.36 ac (59,372 SF)
Zoning code
C-1
APN
70-03-33-200-064
UPID
US43-2210371
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
-
Bruhn Casey F DDS Dental Office
-
Joel Koziol - Envoy Mortgage Loan Service Bank
-
Envoy Mortgage - Grand Haven, MI Loan Service Bank
-
Farmers Insurance - Nicholas Donselar Insurance Agency
-
Anser Team Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.11M
Owner & transaction history
Universal Properties Pla West 2 LLC · 4 yrs held
Universal Properties Pla West 2 LLC
since 2022
2 recorded transactions
Zoning & alternative use
C-1 · Grand Haven, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.8M
+8.4%
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
OFFICE BUILDING
$1,615,000
Current use
RETAIL STORES
$1,750,000
Change: +8% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,565,000
Change: -3% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,305,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.11M
Range $995k – $1.22M · ±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
$93 / 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
$11,387
Tax year 2022
Assessed value
$412,200
Assessed 2023
Previous assessed
$332,100
+24.1% YoY
Effective rate
2.76%
On assessed value
Total market value
$824,400
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Heating
FORCED AIR
Buildings
1
Stories
1
Total area
11,825 SF
Lot
1.36 ac (59,372 SF)
Zoning code
C-1
APN
70-03-33-200-064
UPID
US43-2210371
Jurisdiction
OTTAWA
Zoning & alternative use
C-1 · Grand Haven, MI
Zoning C-1 · permitted uses
C-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
OFFICE BUILDING Current
Est. value
$1.6M
RETAIL STORES
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
Heating
FORCED AIR
Stories
1
Buildings
1
Lot
1.36 ac
Current owner
From public records · entity-resolved
Universal Properties Pla West 2 LLC
Entity
Mailing address
1600 S BEACON BLVD STE #260, GRAND HAVEN, MI 49417-2654
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 20, 2022
—
Universal Properties Pla West 2 LLC
Grand Haven Senior Leasing LLC
Deed
—
Jun 9, 2017
—
16930 Robbins Road Associates LLC
—
Deed
related
$441,500 · Community Shores Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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