Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,775,000
Specialty properties
34300 Utica Rd Fraser, MI 48026-2052
Entity Owned
~
Est. High Equity
Property ID
US43-3590296
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1976
Total area
91,850 SF
Lot
3.96 ac (172,498 SF)
Zoning code
CG
APN
03-11-31-252-015
UPID
US43-3590296
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
-
Total Soccer Fraser Sports Field & Court Sports School
-
Kickstart Toddler Soccer Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.78M
Owner & transaction history
Msl Property LLC
Msl Property LLC
since 2025
Last sale
$3.8M
4 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
WAREHOUSE, STORAGE
$6,195,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$3.78M
Range $3.40M – $4.15M · ±10% · vs last sale $3.78M (Dec 1 2025)
Last sale anchor
$3.78M
Dec 1 2025
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
$41 / 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
$100,299
Tax year 2023
Assessed value
$1,895,300
Assessed 2024
Previous assessed
$1,658,500
+14.3% YoY
Effective rate
5.29%
On assessed value
Total market value
$3,790,600
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1976
Heating
FORCED AIR
Stories
1
Total area
91,850 SF
Lot
3.96 ac (172,498 SF)
Zoning code
CG
APN
03-11-31-252-015
UPID
US43-3590296
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
WAREHOUSE, STORAGE
Est. value
$6.2M
WAREHOUSE, STORAGE
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
1976
Heating
FORCED AIR
Stories
1
Lot
3.96 ac
Current owner
From public records · entity-resolved
Msl Property LLC
Entity
Mailing address
34300 UTICA RD, FRASER, MI 48026-2052
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Dec 1, 2025
$3,775,000
Msl Property LLC
Ts Fraser Building LLC
Warranty Deed
—
Mar 21, 2019
—
Ts Fraser Building LLC
—
Deed
related
$480,000 · The Huntington National Bank
Jun 5, 2013
—
Ts Fraser Building LLC
Sail On Investment Co LLC
Warranty Deed
$2,787,000 · Huntington National Bank
Nov 17, 2006
$1,765,000
Sail On Investment Co LLC
Fraser Soccer Investors LLC
Warranty Deed
$1,400,000 · Lasalle Bank Midwest NA
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 34300 Utica Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
