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Property profile & analytics
OFF-MARKET
Estimated value
$1,340,000
Office buildings
2391 Pontiac Rd Auburn Hills, MI 48326-2462
Entity Owned
4-yr Hold
Free & Clear
Property ID
US43-0083724
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Total area
7,687 SF
Lot
2.17 ac (94,525 SF)
Zoning code
B-2
APN
02-14-14-177-005
UPID
US43-0083724
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
-
Equity Experts Corporate Office
-
Carine Music Tutoring Service
-
Country Creek Homeowners Association Association / Organization
-
In Rhodes Management Property Management Company
-
LifestyleLink Tech Support Center (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$1.34M
Owner & transaction history
PD PROPERTY, LLC · 6 yrs held
PD PROPERTY, LLC
since 2020
Last sale
$1.2M
1 recorded transaction
Zoning & alternative use
B-2 · Auburn Hills, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is intended to serve the overall shopping needs of residents both within and beyond the City including convenience, comparison and highway needs
Zone name
General Business
General category
COMMERCIAL
Zone area
955.31 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$1.4M
+50.2%
Restaurant
$1.3M
+47.6%
Retail stores
$1.3M
+43.9%
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 Auburn Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn Hills 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
$1,340,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$900,000
Current use
COMMERCIAL (GENERAL)
$1,355,000
Change: +50% · Conversion: Easy
RESTAURANT
$1,330,000
Change: +48% · Conversion: Moderate
RETAIL STORES
$1,295,000
Change: +44% · Conversion: Moderate
MEDICAL BUILDING
$1,215,000
Change: +35% · Conversion: Easy
AUTO REPAIR, GARAGE
$940,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$1.34M
Range $1.21M – $1.47M · ±10% · vs last sale $1.20M (Feb 7 2020)
Last sale anchor
$1.20M
Feb 7 2020
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
$174 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$26,399
Tax year 2021
Assessed value
$558,170
Assessed 2022
Previous assessed
$558,170
+0.0% YoY
Effective rate
4.73%
On assessed value
Total market value
$1,116,340
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1960
Heating
YES
Stories
1
Units
1
Total area
7,687 SF
Lot
2.17 ac (94,525 SF)
Zoning code
B-2
APN
02-14-14-177-005
UPID
US43-0083724
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
B-2 · Auburn Hills, MIZoning B-2 · permitted uses
B-2 · Auburn Hills, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is intended to serve the overall shopping needs of residents both within and beyond the City including convenience, comparison and highway needs
Zone name
General Business
General category
COMMERCIAL
Zone area
955.31 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$900,000
COMMERCIAL (GENERAL)
Est. value
$1.4M
RESTAURANT
Est. value
$1.3M
RETAIL STORES
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$940,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
Stories
1
Units
1
Lot
2.17 ac
Current owner
From public records · entity-resolved
PD PROPERTY, LLC
Entity
Free & Clear · 6 yrs held
Mailing address
2391 PONTIAC RD, AUBURN HILLS, MI 48326-2462
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2020
$1,200,000
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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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