Entity Owned
No photos on file
For Sale
Contact for pricing
3080 Orchard Lake Rd, Keego Harbor, MI 48320
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Property summary
AI-generated overview
This office property provides suites that range from 2,228 to 7,569 square feet, configured for direct entry with access and parking convenience. The building features a recently updated facade and offers monument signage on Orchard Lake Road. It is located in Keego Harbor on the north side of Orchard Lake Road, just west of Cass Lake Road, with proximity to Telegraph Road (US-24). The property setting is adjacent to Dollar Lake, which connects to Cass Lake, and the location provides water views.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1939
Total area
19,257 SF
Lot
0.98 ac (42,689 SF)
Zoning code
BI
APN
36-18-02-435-051
UPID
US43-0915426
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Law Firm
-
Law Firm
-
Gym & Fitness Center
-
Employment Agency
-
IT Consulting Firm (Bike/Boat/Book/etc) Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.17M
Blend (final)
Blend
$2.44M
Owner & transaction history
since 2022
Last sale
$1.8M
2 recorded transactions
Zoning & alternative use
BI · Keego Harbor, MI
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.44M
Value range
$2.20M – $2.68M
±10% around blend
Estimated value / SF
$127 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
30
$2.20M
blend $2.44M
$2.68M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
19,257 SF
Lot area
0.98 ac
Year built
1939
Stories
1
APN
36-18-02-435-051
Zoning
BI
Assessed value
$727,320
Annual tax
$38,318
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.02M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
23.7 mi away · 15,750 SF
24.8 mi away · 14,378 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.44M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 385 sales
$169
-25%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $127/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
8.50%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.50%
9.0%
NOI (est.)
$125k *
Last sale · Aug 2022
$1.78M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.47M
Move the market yield to see immediate price impact.
Value / SF
$76
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.00%8.50%9.00%
$112k
$1.40M
$1.32M
$1.25M
$125k
$1.56M
$1.47M
$1.39M
$137k
$1.72M
$1.61M
$1.52M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$3.45M
5.3 mi · Sep 2025 · $235/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$38,318
Tax year 2023
Assessed value
$727,320
Assessed 2024
Previous assessed
$667,560
+9.0% YoY
Effective rate
5.27%
On assessed value
Total market value
$1,454,640
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1939
Heating
ZONE
Stories
1
Units
1
Total area
19,257 SF
Lot
0.98 ac (42,689 SF)
Zoning code
BI
APN
36-18-02-435-051
UPID
US43-0915426
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
BI · Keego Harbor, MIZoning BI · permitted uses
BI · Keego Harbor, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1939
Heating
ZONE
Stories
1
Units
1
Lot
0.98 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
BI
Jurisdiction
Keego Harbor, MI
Recorded code
BI
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for BI in Keego Harbor, MI.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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