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Property profile & analytics
OFF-MARKET
Estimated value
$975,000
Super regional malls
22180 Pontiac Trl, South Lyon, MI 48178-9097
Entity Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-0545982
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2004
Total area
10,282 SF
Lot
2.16 ac (94,090 SF)
Zoning code
BI
APN
K -21-32-100-048
UPID
US43-0545982
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
-
Carly Bernadotte Physician
-
Amy Waltz Physician
-
Renee Pawloski Physician
-
Curtiss Patrick Haskins Dental Office
-
Kathleen Dobbie Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.31M
Blend (final)
Blend
$975k
Owner & transaction history
Washland LLC · 23 yrs held
Washland LLC
since 2002
6 recorded transactions
Zoning & alternative use
BI · South Lyon, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+69.6%
Auto repair, garage
$1.3M
+31.7%
Office building
$1.2M
+26.0%
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 South Lyon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Lyon 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
NEIGHBORHOOD: SHOPPING CENTER
$955,000
Current use
MEDICAL BUILDING
$1,625,000
Change: +70% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,260,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$1,205,000
Change: +26% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$835,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$975k
Range $878k – $1.07M · ±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
$95 / 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
$24,161
Tax year 2023
Assessed value
$622,870
Assessed 2024
Previous assessed
$610,470
+2.0% YoY
Effective rate
3.88%
On assessed value
Total market value
$1,245,740
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2004
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
10,282 SF
Lot
2.16 ac (94,090 SF)
Zoning code
BI
APN
K -21-32-100-048
UPID
US43-0545982
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
BI · South Lyon, MI
Zoning BI · permitted uses
BI · South Lyon, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Lyon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$955,000
MEDICAL BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$835,000
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
2004
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
2.16 ac
Current owner
From public records · entity-resolved
Washland LLC
Entity
Mailing address
405 LITTLE LK DR STE B, ANN ARBOR, MI 48103-6220
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
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
Aug 28, 2017
—
Onyx Management LLC
—
Deed
related
$1,000,000 · Chelsea State Bank
Jan 30, 2004
—
Washland LLC
—
Deed Of Trust
related
$1,300,000 · Ann Arbor Commerce Bank
Nov 18, 2002
—
Washland LLC
Victory Lane Quick Oil Change
Grant Deed
$325,000 · Bank Of Ann Arbor
Mar 15, 2002
—
Lane Quick Oil Change Victory
Wabeke,martha & Gordon
Grant Deed
related
—
—
—
Onyx Management LLC
—
Deed Of Trust
related
$890,000 · United Bank & Trust Co
—
—
Ann Arbor Commerce Bank
—
Deed Of Trust
related
$260,000 · Washland 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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