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Property profile & analytics
OFF-MARKET
Estimated value
$3,370,000
Office buildings
3400 Auburn Rd, Auburn Hills, MI 48326-3396
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-5245782
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
23,248 SF
Lot
0.66 ac (28,750 SF)
Zoning code
P
APN
02-14-36-127-008
UPID
US43-5245782
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
-
Oakland Hills Hair Hair Salon
-
Fieldstone Architecture & Engineering Interior Designer Structural Engineer
-
Oakland Hills Dermatology P.C. Medical Clinic Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.87M
Blend (final)
Blend
$3.37M
Owner & transaction history
Butini Development LLC · 4 yrs held
Butini Development LLC
since 2021
3 recorded transactions
Zoning & alternative use
P · Auburn Hills, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.1M
+50.2%
Restaurant
$4.0M
+47.6%
Retail stores
$3.9M
+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
$2,725,000
Current use
COMMERCIAL (GENERAL)
$4,095,000
Change: +50% · Conversion: Easy
RESTAURANT
$4,025,000
Change: +48% · Conversion: Moderate
RETAIL STORES
$3,925,000
Change: +44% · Conversion: Moderate
MEDICAL BUILDING
$3,670,000
Change: +35% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,850,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$3.37M
Range $3.03M – $3.71M · ±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
$145 / 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
$106,235
Tax year 2023
Assessed value
$1,662,380
Assessed 2024
Previous assessed
$1,892,370
-12.2% YoY
Effective rate
6.39%
On assessed value
Total market value
$3,324,760
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
2005
Heating
YES
Stories
2
Units
1
Total area
23,248 SF
Lot
0.66 ac (28,750 SF)
Zoning code
P
APN
02-14-36-127-008
UPID
US43-5245782
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
P · Auburn Hills, MI
Zoning P · permitted uses
P · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$4.1M
RESTAURANT
Est. value
$4.0M
RETAIL STORES
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$2.9M
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
2005
Heating
YES
Stories
2
Units
1
Lot
0.66 ac
Current owner
From public records · entity-resolved
Butini Development LLC
Entity
Mailing address
38500 WOODWARD AVE STE #300, BLOOMFIELD HILLS, MI 48304-5051
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2021
—
Butini Development LLC
Jacob Realty LLC
Deed
$3,200,000 · Jpmorgan Chase Bank NA
Aug 12, 2021
—
Jacob Realty
—
Deed
related
$2,250,000 · Ares Realty LLC
Apr 27, 2006
$5,298,000
Jacob Realty 3 LLC
Ashford Commons Dev LLC
Warranty Deed
—
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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