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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Retail space
23622 Woodward Ave Pleasant Ridge, MI 48069-1125
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US43-0014604
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Total area
5,216 SF
Lot
0.16 ac (6,970 SF)
Zoning code
BI
APN
60-25-27-181-004
UPID
US43-0014604
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
-
Noxx Cannabis Woodward - Pleasant Ridge Dispensary (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$626k
Blend (final)
Blend
$570k
Owner & transaction history
Zp Re Mi Woodward LLC · 3 yrs held
Zp Re Mi Woodward LLC
since 2022
4 recorded transactions
Zoning & alternative use
BI · Pleasant Ridge, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$920,000
+4.4%
Restaurant
$905,000
+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 Pleasant Ridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasant Ridge 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
$880,000
Current use
COMMERCIAL (GENERAL)
$920,000
Change: +4% · Conversion: Easy
RESTAURANT
$905,000
Change: +3% · Conversion: Easy
MEDICAL BUILDING
$825,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$570k
Range $513k – $627k · ±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
$109 / 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
$12,385
Tax year 2023
Assessed value
$210,340
Assessed 2024
Previous assessed
$190,330
+10.5% YoY
Effective rate
5.89%
On assessed value
Total market value
$420,680
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1948
Heating
BASEBOARD
Stories
1
Units
1
Total area
5,216 SF
Lot
0.16 ac (6,970 SF)
Zoning code
BI
APN
60-25-27-181-004
UPID
US43-0014604
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
BI · Pleasant Ridge, MIZoning BI · permitted uses
BI · Pleasant Ridge, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$880,000
COMMERCIAL (GENERAL)
Est. value
$920,000
RESTAURANT
Est. value
$905,000
MEDICAL BUILDING
Est. value
$825,000
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
1948
Heating
BASEBOARD
Stories
1
Units
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Zp Re Mi Woodward LLC
Entity
Free & Clear · 3 yrs held
Mailing address
8360 E RAINTREE DR E STE #230, SCOTTSDALE, AZ 85260-2690
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2022
—
Zp Re Mi Woodward LLC
Fl Mi Re 22 LLC
Assignment Of Agreement Of Sale
—
Dec 8, 2022
—
Zp Re Mi Woodward LLC
Thomas A Pearlman Revocable Trust
Land Contract
—
Apr 22, 2013
$205,000
Pearlman,thomas A Trust
Fifth Third Bk
Grant Deed
—
—
—
Saffron Billiards Supply INC
—
Deed Of Trust
related
$252,500 · 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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