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Property profile & analytics
OFF-MARKET
Estimated value
$1,730,000
Flex space
23142 Sherwood Ave Warren, MI 48091-2025
Entity Owned
~
Est. High Equity
Property ID
US43-5153369
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1965
Total area
29,251 SF
Lot
1.23 ac (53,492 SF)
Zoning code
MZ
APN
12-13-28-454-031
UPID
US43-5153369
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
$1.46M
Blend (final)
Blend
$1.73M
Owner & transaction history
Rudders Investments LLC
Rudders Investments LLC
since 2025
Last sale
$2.0M
6 recorded transactions
Zoning & alternative use
MZ · Warren, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.8M
+82.0%
Restaurant
$2.5M
+65.8%
Medical building
$2.4M
+54.8%
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 Warren submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warren 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
INDUSTRIAL (GENERAL)
$1,525,000
Current use
OFFICE BUILDING
$2,775,000
Change: +82% · Conversion: Difficult
RESTAURANT
$2,525,000
Change: +66% · Conversion: Difficult
MEDICAL BUILDING
$2,360,000
Change: +55% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,280,000
Change: +50% · Conversion: Easy
WAREHOUSE, STORAGE
$1,975,000
Change: +29% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,905,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$1.73M
Range $1.56M – $1.90M · ±10% · vs last sale $2.00M (Dec 23 2025)
Last sale anchor
$2.00M
Dec 23 2025
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
$59 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$23,826
Tax year 2022
Assessed value
$528,110
Assessed 2023
Previous assessed
$549,820
-3.9% YoY
Effective rate
4.51%
On assessed value
Total market value
$1,056,220
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1965
Heating
FORCED AIR
Stories
1
Total area
29,251 SF
Lot
1.23 ac (53,492 SF)
Zoning code
MZ
APN
12-13-28-454-031
UPID
US43-5153369
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
MZ · Warren, MI
Zoning MZ · permitted uses
MZ · Warren, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warren. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.5M
OFFICE BUILDING
Est. value
$2.8M
RESTAURANT
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.3M
WAREHOUSE, STORAGE
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.9M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
COMMERCIAL (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
1965
Heating
FORCED AIR
Stories
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
Rudders Investments LLC
Entity
Mailing address
14836 LOYOLA DR, STERLING HEIGHTS, MI 48313
Ownership since
2025
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
Dec 23, 2025
$2,000,000
Rudders Investments LLC
Genos Investment LLC
Warranty Deed
$3,920,000 · First Internet Bank Of Indiana
Sep 23, 2021
—
Genos Investment LLC
—
Deed
related
$428,514 · The Huntington National Bank
Aug 31, 2021
—
Genos Investment LLC
—
Deed
related
$428,514 · The Huntington National Bank
Sep 22, 2016
—
Genos Investment LLC
—
Deed
related
$461,407 · Pnc Bk
Nov 13, 2008
$525,000
Genos Investments LLC
Wico Metal Products
Warranty Deed
—
—
—
Genos Investment LLC
—
Loan Modification
related
$461,407 · Pnc Bk
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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