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Property profile & analytics
OFF-MARKET
Estimated value
$940,000
Day care centers
2411 Squirrel Rd Auburn Hills, MI 48326-2354
Individually Owned
11-yr Hold
Free & Clear
Property ID
US43-1059374
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2001
Total area
5,954 SF
Lot
0.84 ac (36,590 SF)
Zoning code
B-2
APN
02-14-13-176-022
UPID
US43-1059374
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
-
Squirrel Road KinderCare Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$940k
Owner & transaction history
Rascals Auburn Hills I Rainbow · 11 yrs held
Rascals Auburn Hills I Rainbow
since 2014
4 recorded transactions
Zoning & alternative use
B-2 · Auburn Hills, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+28.8%
Restaurant
$1.0M
+26.6%
Retail stores
$1.0M
+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 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
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
$815,000
Current use
COMMERCIAL (GENERAL)
$1,050,000
Change: +29% · Conversion: Difficult
RESTAURANT
$1,030,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$1,005,000
Change: +23% · Conversion: Difficult
MEDICAL BUILDING
$940,000
Change: +15% · Conversion: Difficult
AUTO REPAIR, GARAGE
$730,000
Change: -10% · Conversion: Difficult
OFFICE BUILDING
$700,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$940k
Range $846k – $1.03M · ±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
$158 / 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
$19,454
Tax year 2023
Assessed value
$444,370
Assessed 2024
Previous assessed
$447,170
-0.6% YoY
Effective rate
4.38%
On assessed value
Total market value
$888,740
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
2001
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
5,954 SF
Lot
0.84 ac (36,590 SF)
Zoning code
B-2
APN
02-14-13-176-022
UPID
US43-1059374
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
B-2 · Auburn Hills, MI
Zoning 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
Auburn Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$815,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
RESTAURANT
Est. value
$1.0M
RETAIL STORES
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$940,000
AUTO REPAIR, GARAGE
Est. value
$730,000
OFFICE BUILDING
Est. value
$700,000
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
2001
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.84 ac
Current owner
From public records · entity-resolved
Rascals Auburn Hills I Rainbow
Individual
Free & Clear · 11 yrs held
Mailing address
2411 N SQUIRREL RD STE #1400, AUBURN HILLS, MI 48326-2354
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
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
Jul 27, 2016
—
Rainbow Rascals Auburn Hills I
—
Deed
related
$4,400,000 · Bank Of America
Dec 30, 2014
—
Rascals Auburn Hills I Rainbow
Rainbow Rascals Auburn Hills L
Quit Claim Deed
related
—
May 12, 2006
—
Rascals Auburn Hills Rainbow
—
Deed Of Trust
related
$6,138,750 · Farm Bureau Life Ins Michigan
—
—
Rainbow Rascals Auburn Hills I
—
Loan Modification
related
$4,400,000 · Bank Of America
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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