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Property profile & analytics
FOR SALE
Office buildings
26210 Harper Ave St Clair Shores, MI 48081
Entity Owned
4-yr Hold
Free & Clear
Property ID
US43-4765070
For Sale
1 / 10
$2,375,000
26210 Harper Ave, St Clair Shores, MI 48081
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Total area
15,566 SF
Lot
0.98 ac (42,602 SF)
Zoning code
B-3
APN
09-14-22-333-017
UPID
US43-4765070
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
-
Dr. Ray Anthony N. Ascano, DDS Dental Office
-
Provenzano Robert MD Physician Medical Clinic
-
Gentle Dental of St. Clair Shores Dental Office
-
Lumen Pediatric Therapy LLC Medical Clinic
-
Dr. Ray Anthony Ascano Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$880k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$995k
Owner & transaction history
Conrad Group LLC · 4 yrs held
Conrad Group LLC
since 2022
Last sale
$1.0M
1 recorded transaction
Zoning & alternative use
B-3 · Saint Clair Shores, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+20.6%
Retail stores
$1.5M
+14.4%
Auto repair, garage
$1.3M
+0.9%
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 St Clair Shores submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs St Clair Shores 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
$1,040,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$955,000
6.5%
$880,000
7%
$815,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,325,000
Current use
COMMERCIAL (GENERAL)
$1,600,000
Change: +21% · Conversion: Easy
RETAIL STORES
$1,515,000
Change: +14% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,340,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±10% · vs last sale $1.04M (Feb 1 2022)
Last sale anchor
$1.04M
Feb 1 2022
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
$64 / 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
$34,441
Tax year 2022
Assessed value
$710,700
Assessed 2023
Previous assessed
$581,500
+22.2% YoY
Effective rate
4.85%
On assessed value
Total market value
$1,421,400
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
For Sale
Year built
1987
Heating
FORCED AIR
Stories
1
Total area
15,566 SF
Lot
0.98 ac (42,602 SF)
Zoning code
B-3
APN
09-14-22-333-017
UPID
US43-4765070
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
B-3 · Saint Clair Shores, MI
Zoning B-3 · permitted uses
B-3 · Saint Clair Shores, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Clair Shores. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.6M
RETAIL STORES
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
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
1987
Heating
FORCED AIR
Stories
1
Lot
0.98 ac
Current owner
From public records · entity-resolved
Conrad Group LLC
Entity
Free & Clear · 4 yrs held
Mailing address
26210 HARPER AVE, SAINT CLAIR SHORES, MI 48081-2203
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2022
$1,036,500
Conrad Group LLC
Triangle Development Services LLC
Warranty Deed
—
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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