Grocery and convenience stores
Entity Owned
5-yr Hold
Free & Clear
Entity Owned 
For Sale
1 / 47
$699,900
32640 Utica Rd, Fraser, MI 48026-3833
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1960
Total area
3,600 SF
Lot
0.41 ac (17,860 SF)
Zoning code
CN
APN
03-14-06-229-004
UPID
US43-0817653
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
-
Atm
-
(Bike/Boat/Book/etc) Store Wine and Liquor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$570k
Owner & transaction history
since 2021
Last sale
$475,000
7 recorded transactions
Zoning & alternative use
CN · Fraser, MI
Zoning description
Sec. 32-133. - Commercial neighborhood district, CN. The CN commercial neighborhood district is designated to meet the day-to-day convenience shopping and service needs of persons residing in adjacent residential areas.…
General category
COMMERCIAL
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 10 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$570k
Value range
$513k – $627k
±10% around blend
Estimated value / SF
$158 / SF
Confidence
High
10 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
Income certainty
100
$513k
blend $570k
$627k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,600 SF
Lot area
0.41 ac
Year built
1960
Stories
1
APN
03-14-06-229-004
Assessed value
$136,400
Annual tax
$7,821
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$7,821
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$262k
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.1 mi away · 3,970 SF
4.1 mi away · 3,453 SF
6.2 mi away · 3,888 SF
6.4 mi away · 4,000 SF
7.1 mi away · 3,120 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$570k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 339 sales
$104
+52%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $158/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
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
6.74%
Selected cap rate for this grocery and convenience stores
Derived from the Fraser market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.74%
9.0%
NOI (est.)
$47k *
Last sale · Mar 2021
$475k
* 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$700k
Move the market yield to see immediate price impact.
Value / SF
$194
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
6.24%6.74%7.24%
$42k
$680k
$630k
$586k
$47k
$756k
$700k
$652k
$52k
$832k
$770k
$717k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$250k
2.1 mi · Feb 2026 · $78/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$7,821
Tax year 2022
Assessed value
$136,400
Assessed 2023
Previous assessed
$123,700
+10.3% YoY
Effective rate
5.73%
On assessed value
Total market value
$272,800
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
For Sale
Year built
1960
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
3,600 SF
Lot
0.41 ac (17,860 SF)
Zoning code
CN
APN
03-14-06-229-004
UPID
US43-0817653
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
CN · Fraser, MIZoning CN · permitted uses
CN · Fraser, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Sec. 32-133. - Commercial neighborhood district, CN. The CN commercial neighborhood district is designated to meet the day-to-day convenience shopping and service needs of persons residing in adjacent residential areas.…
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1960
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.41 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
CN
COMMERCIAL
Jurisdiction
Fraser, MI
Recorded code
CN
Official district
CN
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CN in Fraser, MI.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 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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