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Property profile & analytics
OFF-MARKET
Assisted living facilities
3033 Squirrel Rd 418, Auburn Hills, MI 48326-3927
Entity Owned
6-yr Hold
Free & Clear
Property ID
US43-1622349
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1995
Total area
48,800 SF
Lot
10.73 ac (467,399 SF)
Zoning code
SP
APN
02-14-12-176-007
UPID
US43-1622349
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
-
The Courtyard at Auburn Hills Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Tupelo R & E Invs INC · 6 yrs held
Tupelo R & E Invs INC
since 2020
4 recorded transactions
Zoning & alternative use
SP · Auburn Hills, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$142,761
Tax year 2023
Assessed value
$2,824,980
Assessed 2024
Previous assessed
$2,811,170
+0.5% YoY
Effective rate
5.05%
On assessed value
Total market value
$5,649,960
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1995
Heating
YES
Buildings
79
Stories
1
Units
2
Total area
48,800 SF
Lot
10.73 ac (467,399 SF)
Zoning code
SP
APN
02-14-12-176-007
UPID
US43-1622349
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
SP · Auburn Hills, MI
Zoning SP · permitted uses
SP · Auburn Hills, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Auburn Hills. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1995
Heating
YES
Stories
1
Buildings
79
Units
2
Lot
10.73 ac
Current owner
From public records · entity-resolved
Tupelo R & E Invs INC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 20197, ATLANTA, GA 30325-0197
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Feb 6, 2020
—
Tupelo R & E Invs INC
Westgate 1 Auburn Hills Mi Hcp
Grant Deed
—
Sep 22, 2005
—
Cnl Retirement Westgate1
—
Deed Of Trust
related
$400,000,000 · Bank Of America
Apr 23, 2004
—
Retirement Westgate Auburn Cnl
Westgate Properties Auburn Hil
Quit Claim Deed
related
—
—
—
Properties Auburn Hil Westgate
—
Deed Of Trust
related
$50,000 · Citizens First Savings 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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