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Property profile & analytics
OFF-MARKET
Estimated value
$2,640,000
Retail space
210 University Dr Ste 4 Rochester, MI 48307-1975
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-0264853
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1962
Total area
15,273 SF
Lot
0.82 ac (35,719 SF)
Zoning code
BI
APN
68-15-10-477-030
UPID
US43-0264853
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
$2.53M
Comparable Approach
Comparable
$3.31M
Blend (final)
Blend
$2.64M
Owner & transaction history
210 W University LLC · 6 yrs held
210 W University LLC
since 2020
Last sale
$2.7M
5 recorded transactions
Zoning & alternative use
BI · Rochester, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.6M
+2.6%
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 Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rochester 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
$2,740,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,740,000
6.5%
$2,530,000
7%
$2,350,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,580,000
Current use
RESTAURANT
$2,645,000
Change: +3% · Conversion: Easy
MEDICAL BUILDING
$2,410,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$2.64M
Range $2.38M – $2.90M · ±10% · vs last sale $2.65M (Mar 24 2020)
Last sale anchor
$2.65M
Mar 24 2020
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
$173 / 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
$64,968
Tax year 2023
Assessed value
$1,395,150
Assessed 2024
Previous assessed
$1,332,150
+4.7% YoY
Effective rate
4.66%
On assessed value
Total market value
$2,790,300
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1962
Heating
ZONE
Cooling
YES
Stories
1
Units
1
Total area
15,273 SF
Lot
0.82 ac (35,719 SF)
Zoning code
BI
APN
68-15-10-477-030
UPID
US43-0264853
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
BI · Rochester, MI
Zoning BI · permitted uses
BI · Rochester, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rochester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.6M
RESTAURANT
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.4M
RETAIL STORES Current
RESTAURANT
MEDICAL 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
1962
Heating
ZONE
Cooling
Yes
Stories
1
Units
1
Lot
0.82 ac
Current owner
From public records · entity-resolved
210 W University LLC
Entity
Mailing address
19900 E 10TH MILE RD STE #103, SAINT CLAIR SHORES, MI 48080-4412
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Aug 30, 2023
—
210 W University LLC
—
Deed
related
$353,792 · First Merchants Bank
Mar 24, 2020
$2,650,000
210 W University LLC
Utech Properties LLC
Warranty Deed
—
Feb 28, 2002
—
Utech Properties LLC
—
Deed Of Trust
related
$2,620,000 · Bank One NA
Nov 30, 2001
$2,900,000
Utech Properties LLC
M J L Properties INC
Grant Deed
—
—
—
Utech Properties LLC
—
Deed Of Trust
related
$1,590,000 · Access Bidco 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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