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Property profile & analytics
OFF-MARKET
Estimated value
$20,540,000
Office buildings
2850 High Mdw Cir, Auburn Hills, MI 48326-2772
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US43-3116089
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2018
Total area
135,230 SF
APN
02-IN-18-100-072
UPID
US43-3116089
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
-
INCOE Corporation Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$22.54M
Blend (final)
Blend
$20.54M
Owner & transaction history
Firmagrund USA LLC · 6 yrs held
Firmagrund USA LLC
since 2019
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$23.8M
+50.2%
Restaurant
$23.4M
+47.6%
Retail stores
$22.8M
+43.9%
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 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
OFFICE BUILDING
$15,860,000
Current use
COMMERCIAL (GENERAL)
$23,820,000
Change: +50% · Conversion: Easy
RESTAURANT
$23,410,000
Change: +48% · Conversion: Moderate
RETAIL STORES
$22,825,000
Change: +44% · Conversion: Moderate
MEDICAL BUILDING
$21,345,000
Change: +35% · Conversion: Easy
AUTO REPAIR, GARAGE
$16,575,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$20.54M
Range $18.49M – $22.59M · ±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
$152 / 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
$276,707
Tax year 2023
Assessed value
$11,057,460
Assessed 2024
Previous assessed
$10,519,550
+5.1% YoY
Effective rate
2.50%
On assessed value
Total market value
$22,114,920
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
Off-Market
Year built
2018
Heating
YES
Buildings
3
Stories
2
Units
1
Total area
135,230 SF
APN
02-IN-18-100-072
UPID
US43-3116089
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
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
OFFICE BUILDING Current
Est. value
$15.9M
COMMERCIAL (GENERAL)
Est. value
$23.8M
RESTAURANT
Est. value
$23.4M
RETAIL STORES
Est. value
$22.8M
MEDICAL BUILDING
Est. value
$21.3M
AUTO REPAIR, GARAGE
Est. value
$16.6M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
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
2018
Heating
YES
Stories
2
Buildings
3
Units
1
Current owner
From public records · entity-resolved
Firmagrund USA LLC
Entity
Mailing address
2850 HIGH MDW CIR, AUBURN HILLS, MI 48326-2772
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2019
—
Firmagrund USA LLC
Oakland Technology Pk Assocs 5
Trust Deed
related
$18,880,000 · Siobhan Invs LLC
Aug 2, 2017
—
Oakland Technology Pk Associat
Oakland Technology Park Assocs
Quitclaim Deed
related
$13,500,000 · Flagstar Bk
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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