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Property profile & analytics
OFF-MARKET
Estimated value
$7,160,000
Community centers
25780 Middlebelt Rd Farmington Hills, MI 48336-1443
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-0980059
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1980
Total area
79,511 SF
Lot
6.38 ac (277,913 SF)
Zoning code
BI
APN
22-23-24-101-015
UPID
US43-0980059
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
$7.09M
Blend (final)
Blend
$7.16M
Owner & transaction history
Spp Kr Fund LLC · 7 yrs held
Spp Kr Fund LLC
since 2019
3 recorded transactions
Zoning & alternative use
BI · Farmington Hills, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$9.7M
+31.7%
Office building
$9.3M
+25.1%
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 Farmington Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Farmington 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
NEIGHBORHOOD: SHOPPING CENTER
$7,400,000
Current use
AUTO REPAIR, GARAGE
$9,745,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$9,260,000
Change: +25% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,525,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$7.16M
Range $6.44M – $7.88M · ±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
$90 / 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
$186,546
Tax year 2023
Assessed value
$3,720,070
Assessed 2024
Previous assessed
$3,275,820
+13.6% YoY
Effective rate
5.01%
On assessed value
Assessed land
$822,970
Assessed improvement
$2,897,100
Land market value
$1,645,940
Improvement market value
$5,794,200
Total market value
$7,440,140
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1980
Heating
FORCED AIR
Stories
1
Total area
79,511 SF
Lot
6.38 ac (277,913 SF)
Zoning code
BI
APN
22-23-24-101-015
UPID
US43-0980059
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
BI · Farmington Hills, MIZoning BI · permitted uses
BI · Farmington Hills, 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$7.4M
AUTO REPAIR, GARAGE
Est. value
$9.7M
OFFICE BUILDING
Est. value
$9.3M
INDUSTRIAL (GENERAL)
Est. value
$6.5M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
INDUSTRIAL (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
1980
Heating
FORCED AIR
Stories
1
Lot
6.38 ac
Current owner
From public records · entity-resolved
Spp Kr Fund LLC
Entity
Mailing address
1055 E COLORADO BLVD STE #310, PASADENA, CA 91106-2374
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2021
—
Exchangeright Essential Income Stra
—
Deed
related
—
Jun 6, 2019
—
Spp Kr Fund LLC
Topvalco INC
Trustees Deed
$32,500,000 · Fortress Cr
Jul 9, 1998
—
Topvalco INC
Kroger Co
Quit Claim Deed
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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