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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Manufacturing properties
2704 Normandy Rd Royal Oak, MI 48073-2223
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US43-0994930
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1954
Total area
6,087 SF
Lot
1.91 ac (83,112 SF)
Zoning code
GEN IND
APN
72-25-05-179-006
UPID
US43-0994930
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
-
Transformer Inspection Retrofill Corp. Electrical Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$652k
Blend (final)
Blend
$540k
Owner & transaction history
Lava Holdings LLC · 2 yrs held
Lava Holdings LLC
since 2024
6 recorded transactions
Zoning & alternative use
GEN IND · Royal Oak, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$745,000
+51.4%
Office building
$715,000
+44.9%
Neighborhood: shopping center
$565,000
+14.9%
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 Royal Oak submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Royal Oak 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
INDUSTRIAL (GENERAL)
$495,000
Current use
AUTO REPAIR, GARAGE
$745,000
Change: +51% · Conversion: Easy
OFFICE BUILDING
$715,000
Change: +45% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$565,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$89 / 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
$9,811
Tax year 2023
Assessed value
$250,050
Assessed 2024
Previous assessed
$259,750
-3.7% YoY
Effective rate
3.92%
On assessed value
Total market value
$500,100
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1954
Heating
FORCED AIR
Stories
1
Total area
6,087 SF
Lot
1.91 ac (83,112 SF)
Zoning code
GEN IND
APN
72-25-05-179-006
UPID
US43-0994930
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
GEN IND · Royal Oak, MI
Zoning GEN IND · permitted uses
GEN IND · Royal Oak, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Royal Oak. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$495,000
AUTO REPAIR, GARAGE
Est. value
$745,000
OFFICE BUILDING
Est. value
$715,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$565,000
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1954
Heating
FORCED AIR
Stories
1
Lot
1.91 ac
Current owner
From public records · entity-resolved
Lava Holdings LLC
Entity
Mailing address
2704 NORMANDY RD, ROYAL OAK, MI 48073-2223
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2024
—
Lava Holdings LLC
Normandy Investment LLC
Warranty Deed
$483,000 · Gary D Selke Living Trust
May 12, 1998
—
Normandy Investment Co
Ers Development Co
Quit Claim Deed
related
$250,000 · Oakland Commerce Bank
Apr 21, 1998
—
Normandy Investment LLC
Eckhout,michael B
Quit Claim Deed
related
—
—
—
Normandy Investment LLC
—
Deed Of Trust
related
$230,000 · Peoples State Bank
—
—
Normandy Investment LLC
—
Deed Of Trust
related
$320,000 · Peoples State Bank
—
—
E R S Development
—
Deed Of Trust
related
$100,000 · Madison National 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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