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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Warehouses
2635 Williams Dr, Waterford, MI 48328-1872
Entity Owned
5-yr Hold
Free & Clear
Property ID
US43-5012393
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1986
Total area
8,184 SF
Lot
1.04 ac (45,302 SF)
Zoning code
II
APN
W -13-13-176-005
UPID
US43-5012393
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
$511k
Blend (final)
Blend
$510k
Owner & transaction history
2635 Williams LLC · 5 yrs held
2635 Williams LLC
since 2021
4 recorded transactions
Zoning & alternative use
II · Waterford, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$835,000
+32.8%
Auto repair, garage
$790,000
+25.8%
Neighborhood: shopping center
$760,000
+20.9%
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 Waterford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waterford 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
WAREHOUSE, STORAGE
$630,000
Current use
RETAIL STORES
$835,000
Change: +33% · Conversion: Moderate
AUTO REPAIR, GARAGE
$790,000
Change: +26% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$760,000
Change: +21% · Conversion: Moderate
OFFICE BUILDING
$715,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$62 / 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
$8,289
Tax year 2023
Assessed value
$205,650
Assessed 2024
Previous assessed
$190,030
+8.2% YoY
Effective rate
4.03%
On assessed value
Total market value
$411,300
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1986
Heating
YES
Cooling
NONE
Buildings
2
Stories
1
Units
1
Total area
8,184 SF
Lot
1.04 ac (45,302 SF)
Zoning code
II
APN
W -13-13-176-005
UPID
US43-5012393
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
II · Waterford, MI
Zoning II · permitted uses
II · Waterford, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waterford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$630,000
RETAIL STORES
Est. value
$835,000
AUTO REPAIR, GARAGE
Est. value
$790,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$760,000
OFFICE BUILDING
Est. value
$715,000
WAREHOUSE, STORAGE Current
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1986
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
1
Lot
1.04 ac
Current owner
From public records · entity-resolved
2635 Williams LLC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 90, KEEGO HARBOR, MI 48320-0090
Ownership since
2021
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
Jan 14, 2021
—
2635 Williams LLC
Vlla LLC
Warranty Deed
—
Jul 23, 2013
$240,000
Vlla LLC
Roberts Vernon W
Warranty Deed
$192,000 · Talmer Bank & Trust
Aug 17, 2011
$240,000
Vern W Roberts
Specialized Properties LLC
Warranty Deed
$184,000 · Clarkston State Bank
Jan 16, 2008
$172,038
Specialized Properties LLC
Traynor,william F & Patricia A
Warranty Deed
$125,000 · Clarkston State 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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