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Property profile & analytics
OFF-MARKET
Estimated value
$2,705,000
Day care centers
1796 Lapeer Rd, Lake Orion, MI 48360-1443
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US43-0980571
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2002
Total area
16,801 SF
Lot
4 ac (174,240 SF)
Zoning code
BI
APN
O -09-14-300-043
UPID
US43-0980571
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
-
Heartfelt Impressions Learning Center Daycare Center Foster Care Service
-
Autism: ABA Therapy Special Education Facility
-
Ece Subhub Corporate Office Business Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.13M
Blend (final)
Blend
$2.71M
Owner & transaction history
Hilc Properties II LLC · 4 yrs held
Hilc Properties II LLC
since 2021
6 recorded transactions
Zoning & alternative use
BI · Lake Orion, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.0M
+28.8%
Restaurant
$2.9M
+26.6%
Retail stores
$2.8M
+23.4%
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 Lake Orion submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Orion 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$2,300,000
Current use
COMMERCIAL (GENERAL)
$2,960,000
Change: +29% · Conversion: Difficult
RESTAURANT
$2,910,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$2,835,000
Change: +23% · Conversion: Difficult
MEDICAL BUILDING
$2,650,000
Change: +15% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,060,000
Change: -10% · Conversion: Difficult
OFFICE BUILDING
$1,970,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$2.71M
Range $2.43M – $2.98M · ±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
$161 / 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
$82,565
Tax year 2023
Assessed value
$1,647,730
Assessed 2024
Previous assessed
$1,569,780
+5.0% YoY
Effective rate
5.01%
On assessed value
Total market value
$3,295,460
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2002
Heating
YES
Cooling
YES
Stories
1
Units
1
Bathrooms
1
Total area
16,801 SF
Lot
4 ac (174,240 SF)
Zoning code
BI
APN
O -09-14-300-043
UPID
US43-0980571
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
BI · Lake Orion, MI
Zoning BI · permitted uses
BI · Lake Orion, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Orion. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$3.0M
RESTAURANT
Est. value
$2.9M
RETAIL STORES
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.0M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2002
Heating
YES
Cooling
Yes
Stories
1
Units
1
Bathrooms
1
Lot
4 ac
Current owner
From public records · entity-resolved
Hilc Properties II LLC
Entity
Mailing address
1796 S LAPEER RD, LAKE ORION, MI 48360-1443
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 2021
—
Hilc Properties II LLC
All Bright LLC
Warranty Deed
—
Feb 11, 2005
—
All Bright LLC
—
Trustees Deed
related
$400,000 · Oxford Bank & Trust
Oct 24, 2002
$400,000
All Bright LLC
Virginia Cochroan Estate
Grant Deed
$2,100,000 · Oxford Bank
—
—
All Bright LLC
—
Deed Of Trust
related
$500,000 · Keybank USA
—
—
All Bright LLC
—
Deed Of Trust
related
$1,600,000 · Keybank USA
—
—
All Bright LLC
—
Deed Of Trust
related
$200,000 · Oxford 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.
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