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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Day care centers
22820 Valerie St, South Lyon, MI 48178-1630
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-1287641
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1960
Total area
5,233 SF
Lot
1.11 ac (48,352 SF)
Zoning code
SI
APN
K -21-29-326-009
UPID
US43-1287641
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
-
Learning Tree Child Care Center- South Lyon Daycare Center Foster Care Service
-
Tee ball baseball fields Sports Field & Court Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$884k
Blend (final)
Blend
$750k
Owner & transaction history
Carolee Development Compnay LLC · 4 yrs held
Carolee Development Compnay LLC
since 2022
7 recorded transactions
Zoning & alternative use
SI · South Lyon, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$920,000
+28.8%
Restaurant
$905,000
+26.6%
Retail stores
$885,000
+23.4%
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$715,000
Current use
COMMERCIAL (GENERAL)
$920,000
Change: +29% · Conversion: Difficult
RESTAURANT
$905,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$885,000
Change: +23% · Conversion: Difficult
MEDICAL BUILDING
$825,000
Change: +15% · Conversion: Difficult
AUTO REPAIR, GARAGE
$640,000
Change: -10% · Conversion: Difficult
OFFICE BUILDING
$615,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$750k
Range $675k – $825k · ±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
$143 / 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
$11,518
Tax year 2023
Assessed value
$355,130
Assessed 2024
Previous assessed
$328,720
+8.0% YoY
Effective rate
3.24%
On assessed value
Total market value
$710,260
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1960
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Units
1
Total area
5,233 SF
Lot
1.11 ac (48,352 SF)
Zoning code
SI
APN
K -21-29-326-009
UPID
US43-1287641
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
SI · South Lyon, MI
Zoning SI · permitted uses
SI · 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$715,000
COMMERCIAL (GENERAL)
Est. value
$920,000
RESTAURANT
Est. value
$905,000
RETAIL STORES
Est. value
$885,000
MEDICAL BUILDING
Est. value
$825,000
AUTO REPAIR, GARAGE
Est. value
$640,000
OFFICE BUILDING
Est. value
$615,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE 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
1960
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
1.11 ac
Current owner
From public records · entity-resolved
Carolee Development Compnay LLC
Entity
Mailing address
23800 INDUSTRIAL PARK DR, FARMINGTON HILLS, MI 48335-2871
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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 30, 2022
—
Carolee Development Compnay LLC
—
Deed
related
$320,000 · Independent Bank
Apr 24, 2017
—
Carolee Dev Co LLC
—
Deed
related
$400,000 · Chemical Bk
Nov 18, 2010
—
Carolee Dev Co LLC
—
Deed Of Trust
related
$8,230,087 · Comerica Bank
Aug 13, 2010
—
1183 Parkway Drive LLC
—
Deed Of Trust
related
$2,149,896 · Comerica Bank
—
—
1183 Parkway Drive LLC
—
Deed Of Trust
related
—
—
—
Carolee Dev Co LLC
—
Deed Of Trust
related
$1,995,000 · Comerica Bank
—
—
Carolee Dev Co LLC
—
Deed Of Trust
related
$400,000 · Chemical Bk
—
—
Carolee Dev Co LLC
—
Deed Of Trust
related
$8,230,087 · Comerica Bank
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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