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Property profile & analytics
OFF-MARKET
Estimated value
$2,265,000
Flex space
18100 Cross, Fraser, MI 48026-1666
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US43-1615889
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1987
Total area
35,039 SF
Lot
3.29 ac (143,312 SF)
Zoning code
IC
APN
03-11-32-452-004
UPID
US43-1615889
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.26M
Blend (final)
Blend
$2.27M
Owner & transaction history
Red Tail Properties LLC · 7 yrs held
Red Tail Properties LLC
since 2019
7 recorded transactions
Zoning & alternative use
IC · Fraser, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.7M
+92.0%
Commercial (general)
$3.6M
+89.2%
Office building
$3.3M
+74.5%
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 Fraser submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fraser 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)
$1,905,000
Current use
RETAIL STORES
$3,655,000
Change: +92% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,600,000
Change: +89% · Conversion: Difficult
OFFICE BUILDING
$3,320,000
Change: +74% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,015,000
Change: +58% · Conversion: Easy
WAREHOUSE, STORAGE
$2,365,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$2.27M
Range $2.04M – $2.49M · ±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
$65 / 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
$62,436
Tax year 2022
Assessed value
$1,122,600
Assessed 2023
Previous assessed
$1,085,500
+3.4% YoY
Effective rate
5.56%
On assessed value
Total market value
$2,245,200
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
1987
Heating
FORCED AIR
Stories
1
Total area
35,039 SF
Lot
3.29 ac (143,312 SF)
Zoning code
IC
APN
03-11-32-452-004
UPID
US43-1615889
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
IC · Fraser, MI
Zoning IC · permitted uses
IC · Fraser, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fraser. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.9M
RETAIL STORES
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$3.6M
OFFICE BUILDING
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$3.0M
WAREHOUSE, STORAGE
Est. value
$2.4M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1987
Heating
FORCED AIR
Stories
1
Lot
3.29 ac
Current owner
From public records · entity-resolved
Red Tail Properties LLC
Entity
Mailing address
18100 CROSS, FRASER, MI 48026-1666
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2019
—
Red Tail Properties LLC
Enmark Partners Ltd
Warranty Deed
$1,800,000 · 1st Source Bank
Mar 1, 2012
—
Enmark Partners Ltd
—
Trustees Deed
related
$569,778 · Talmer Bank & Trust
—
—
Enmark Partners Ltd
—
Deed Of Trust
related
$750,000 · Citizens Federal Bank Fsb
—
—
Enmark Partners Ltd
—
Deed Of Trust
related
$588,000 · Michigan Certified Development
—
—
Enmark Partners Ltd
—
Deed Of Trust
related
$712,222 · Talmer Bank & Trust
—
—
Enmark Partners Ltd
—
Deed Of Trust
related
$990,000 · Michigan Certified Development
—
—
Enmark Partners Ltd
—
Deed Of Trust
related
$750,000 · Citizens Federal Bank Fsb
—
—
Enmark Partners Ltd
—
Deed Of Trust
related
$661,281 · Citizens Federal Bank Fsb
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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