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Property profile & analytics
OFF-MARKET
Estimated value
$6,415,000
Grocery and convenience stores
22385 Pontiac Trl Ste 101, South Lyon, MI 48178-1647
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-0932250
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1988
Total area
53,610 SF
Lot
4.61 ac (200,812 SF)
Zoning code
BI
APN
80-21-31-200-019
UPID
US43-0932250
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
$7.08M
Blend (final)
Blend
$6.42M
Owner & transaction history
Showerman Investment Company LLC · 2 yrs held
Showerman Investment Company LLC
since 2023
3 recorded transactions
Zoning & alternative use
BI · South Lyon, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$9.4M
+4.4%
Restaurant
$9.3M
+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 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
RETAIL STORES
$9,050,000
Current use
COMMERCIAL (GENERAL)
$9,445,000
Change: +4% · Conversion: Easy
RESTAURANT
$9,280,000
Change: +3% · Conversion: Easy
MEDICAL BUILDING
$8,465,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$6.42M
Range $5.77M – $7.06M · ±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
$120 / 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
$94,555
Tax year 2023
Assessed value
$2,377,320
Assessed 2024
Previous assessed
$2,284,180
+4.1% YoY
Effective rate
3.98%
On assessed value
Total market value
$4,754,640
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1988
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
53,610 SF
Lot
4.61 ac (200,812 SF)
Zoning code
BI
APN
80-21-31-200-019
UPID
US43-0932250
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
RETAIL STORES Current
Est. value
$9.1M
COMMERCIAL (GENERAL)
Est. value
$9.4M
RESTAURANT
Est. value
$9.3M
MEDICAL BUILDING
Est. value
$8.5M
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
1988
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
4.61 ac
Current owner
From public records · entity-resolved
Showerman Investment Company LLC
Entity
Mailing address
9714 SILVERSIDE, SOUTH LYON, MI 48178-8811
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2023
—
Showerman Investment Company LLC
—
Deed
related
$3,000,000 · Standard Insurance Co
—
—
Showerman Investment Co LLC
—
Deed Of Trust
related
$4,100,000 · Miscellaneous Ins Co
—
—
Showerman Investment Co LLC
—
Deed Of Trust
related
$4,466,000 · First Federal Of Michigan
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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