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Property profile & analytics
OFF-MARKET
Specialty properties
3801 18th Mile Rd Sterling Heights, MI 48314-3825
Individually Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-1262825
Property profile
Verified
Property type
Specialty properties
Use group
FUNERAL HOME
Year built
2001
Total area
17,365 SF
Lot
2.93 ac (127,805 SF)
Zoning code
O-2
APN
10-10-07-400-015
UPID
US43-1262825
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ej Mandziuk & Son Funeral Dire · 8 yrs held
Ej Mandziuk & Son Funeral Dire
since 2018
3 recorded transactions
Zoning & alternative use
O-2 · Sterling Heights, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the O-2 district is to accommodate the development of larger scale office buildings or office building complexes or other institutional or public service uses of an intensity that is normally greater than what is permitted in the O-1 district
Zone name
Planned Office
General category
CIVIC_INSTITUTIONAL
Zone area
130.31 ac
Source
Realmo
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 Sterling Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sterling Heights 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$46,821
Tax year 2022
Assessed value
$1,497,700
Assessed 2023
Previous assessed
$1,374,000
+9.0% YoY
Effective rate
3.13%
On assessed value
Total market value
$2,995,400
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
Specialty properties
Use group
FUNERAL HOME
Status
Off-Market
Year built
2001
Heating
FORCED AIR
Stories
2
Total area
17,365 SF
Lot
2.93 ac (127,805 SF)
Zoning code
O-2
APN
10-10-07-400-015
UPID
US43-1262825
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
O-2 · Sterling Heights, MIZoning O-2 · permitted uses
O-2 · Sterling Heights, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the O-2 district is to accommodate the development of larger scale office buildings or office building complexes or other institutional or public service uses of an intensity that is normally greater than what is permitted in the O-1 district
Zone name
Planned Office
General category
CIVIC_INSTITUTIONAL
Zone area
130.31 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2001
Heating
FORCED AIR
Stories
2
Lot
2.93 ac
Current owner
From public records · entity-resolved
Ej Mandziuk & Son Funeral Dire
Individual
Mailing address
22642 RYAN RD, WARREN, MI 48091-2523
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Mar 29, 2018
—
Ej Mandziuk & Son Funeral Dire
—
Deed
related
$2,080,000 · Huntington Nat'l Bk
—
—
Ej Mandziuk & Son Funeral Dire
—
Deed Of Trust
related
$2,080,000 · Huntington Nat'l Bk
—
—
J Mandziuk Funeral Dir E
—
Deed Of Trust
related
$2,688,000 · Huntington National Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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