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For Lease
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21445 Hoover Rd, Warren, MI 48089
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Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1963
Total area
438,860 SF
Lot
22.9 ac (997,655 SF)
Zoning code
M-3
APN
12-13-34-426-001
UPID
US43-2567079
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Freight Service Logistics Company
-
Industrial Manufacturer Production Facility
-
Freight Service Logistics Company
-
Business Park
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$29.10M
Blend (final)
Blend
$380k
Owner & transaction history
Zoning & alternative use
M-3 · Warren, MI
Zoning description
oment to research that ordinance. Steve Watripont thanked him for giving him more than five (5) minutes. The ordinance as far as the noise decibels is seventy-five (75) for M-1, eighty (80) for M-2, eighty-five (85) for…
General category
INDUSTRIAL
Top alternative use upside
Office building
$41.6M
+43.0%
Restaurant
$37.9M
+30.3%
Medical building
$35.4M
+21.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
8 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$380k
Value range
$342k – $418k
±10% around blend
Estimated value / SF
$1 / SF
Confidence
Property data
75
Market benchmarks
100
Comparable evidence
60
$342k
blend $380k
$418k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
438,860 SF
Lot area
22.9 ac
Year built
1963
Stories
2
APN
12-13-34-426-001
Zoning
M-3
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$29.10M
Range $15.20M – $43.95M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$380k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 96 sales
$66
-99%
Submarket 163 sales
$61
-99%
County 489 sales
$65
-99%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $1/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+43%
vs current-use indication
Restaurant
Medical Building
Retail Stores
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
Not available
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$380k
Move the market yield to see immediate price impact.
Value / SF
$1
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$24k
$479k
$342k
$266k
$27k
$532k
$380k
$296k
$29k
$585k
$418k
$325k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Status
For Lease
Year built
1963
Heating
FORCED AIR
Stories
2
Total area
438,860 SF
Lot
22.9 ac (997,655 SF)
Zoning code
M-3
APN
12-13-34-426-001
UPID
US43-2567079
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
M-3 · Warren, MIZoning M-3 · permitted uses
M-3 · Warren, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
oment to research that ordinance. Steve Watripont thanked him for giving him more than five (5) minutes. The ordinance as far as the noise decibels is seventy-five (75) for M-1, eighty (80) for M-2, eighty-five (85) for…
General category
INDUSTRIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1963
Heating
FORCED AIR
Stories
2
Lot
22.9 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
M-3
INDUSTRIAL
Jurisdiction
Warren, MI
Recorded code
M-3
Official district
M-3
Official district profile
What the municipal code says about M-3
Zoning description
oment to research that ordinance. Steve Watripont thanked him for giving him more than five (5) minutes. The ordinance as far as the noise decibels is seventy-five (75) for M-1, eighty (80) for M-2, eighty-five (85) for…
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for M-3 in Warren, MI.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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