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Property profile & analytics
OFF-MARKET
Estimated value
$1,165,000
Government properties
34200 Utica Rd Fraser, MI 48026-3570
Individually Owned
6-yr Hold
Free & Clear
Property ID
US43-0198975
Property profile
Verified
Property type
Government properties
Use group
CENTRALLY ASSESSED
Year built
2004
Total area
8,290 SF
Lot
2.18 ac (94,961 SF)
Zoning code
CG
APN
03-11-31-252-014
UPID
US43-0198975
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
-
Live Life Federal Credit Union Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.16M
Blend (final)
Blend
$1.17M
Owner & transaction history
Live Life FCU · 6 yrs held
Live Life FCU
since 2019
3 recorded transactions
Zoning & alternative use
CG · Fraser, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Sec. 32-135. - General business district, CG. The CG general business district is designed to provide for a wide diversity of business activities which are predominantly, but not necessarily, totally retail in character. In addition to retail uses, a number of other activities, usually requiring considerable land area and access to major or secondary thoroug…
Zone name
Commercial General
General category
COMMERCIAL
Zone area
18.94 ac
Source
code of ordinances
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 Fraser submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fraser 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
CENTRALLY ASSESSED
$1,385,000
Current use
RESTAURANT
$1,175,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.17M
Range $1.05M – $1.28M · ±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
$141 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$38,328
Tax year 2022
Assessed value
$597,200
Assessed 2023
Previous assessed
$576,100
+3.7% YoY
Effective rate
6.42%
On assessed value
Total market value
$1,194,400
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
Government properties
Use group
CENTRALLY ASSESSED
Status
Off-Market
Year built
2004
Heating
PACKAGE
Stories
1
Total area
8,290 SF
Lot
2.18 ac (94,961 SF)
Zoning code
CG
APN
03-11-31-252-014
UPID
US43-0198975
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
CG · Fraser, MIZoning CG · permitted uses
CG · Fraser, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Sec. 32-135. - General business district, CG. The CG general business district is designed to provide for a wide diversity of business activities which are predominantly, but not necessarily, totally retail in character. In addition to retail uses, a number of other activities, usually requiring considerable land area and access to major or secondary thoroughfares, are permitted. Uses in this district normally must have good automobile accessibility, but should not cause congestion on adjacent thoroughfares. (1) Permitted uses. The following uses shall be permitted, provided that all business, servicing, or processing (except for off-street parking or loading) shall be conducted within a completely enclosed building; that all businesses shall be of a retail and service nature dealing directly with consumers; and that all goods produced on the premises shall be sold at retail on the same premises. Where it is determined by the planning commission that effects of a listed use may tend to extend beyond the site, then special land use approval shall be required. a. Any one or more of the permitted uses in
Zone name
Commercial General
General category
COMMERCIAL
Zone area
18.94 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
CENTRALLY ASSESSED Current
Est. value
$1.4M
RESTAURANT
Est. value
$1.2M
CENTRALLY ASSESSED Current
RESTAURANT
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
2004
Heating
PACKAGE
Stories
1
Lot
2.18 ac
Current owner
From public records · entity-resolved
Live Life FCU
Individual
Free & Clear · 6 yrs held
Mailing address
34200 UTICA RD, FRASER, MI 48026-3570
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2019
—
Live Life FCU
Bank Of America NA
Grant Deed
—
Jan 21, 2004
$900,000
Sun Hee Investments LLC
Cedarwood Knoll Properties INC
Warranty Deed
—
Jan 21, 2004
$1,350,000
Standard Federal Bank NA
Sun Hee Investments LLC
Warranty Deed
related
—
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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