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Property profile & analytics
OFF-MARKET
Assisted living facilities
38200 Schoenherr Rd, Sterling Heights, MI 48312-1700
Entity Owned
~
Est. High Equity
Property ID
US43-1474805
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2012
Total area
98,265 SF
Lot
7.04 ac (306,837 SF)
Zoning code
C-1
APN
10-10-24-152-018
UPID
US43-1474805
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
Optalis Sterling Heights Propco LLC
Optalis Sterling Heights Propco LLC
since 2026
7 recorded transactions
Zoning & alternative use
C-1 · Sterling Heights, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$494,997
Tax year 2022
Assessed value
$10,621,600
Assessed 2023
Previous assessed
$9,534,700
+11.4% YoY
Effective rate
4.66%
On assessed value
Total market value
$21,243,200
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2012
Heating
FORCED AIR
Stories
2
Total area
98,265 SF
Lot
7.04 ac (306,837 SF)
Zoning code
C-1
APN
10-10-24-152-018
UPID
US43-1474805
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
C-1 · Sterling Heights, MI
Zoning C-1 · permitted uses
C-1 · Sterling Heights, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sterling Heights. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2012
Heating
FORCED AIR
Stories
2
Lot
7.04 ac
Current owner
From public records · entity-resolved
Optalis Sterling Heights Propco LLC
Entity
Mailing address
4500 DORR ST TOLEDO
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 9, 2026
—
Optalis Sterling Heights Propco LLC
38200 Schoenherr Road Mi Owner LLC
Deed
$89,200,000 · Merchants Bank Of Indiana
Apr 28, 2023
—
Hcr III Healthcare LLC
Well Pm Properties LLC
Cancellation Of Agreement Of Sale
related
—
Dec 22, 2022
—
38200 Schoenherr Road Mi Owner LLC
Well Pm Properties LLC
Deed
—
Dec 29, 2016
—
Hcp Sterling Heights Mi Prop L
—
Deed
related
$750,000,000 · Barclays Bk/plc
Feb 10, 2016
—
Hcr Sterling Heights Mi Prop L
Manorcare Health Services LLC
Quit Claim Deed
related
—
Dec 23, 2009
—
Hcr Manorcare Services LLC
Pine Ridge Senior Village-utic
Warranty Deed
—
Dec 16, 2005
—
Ridge Senior Village-utic Pine
A S Aikens Land LLC
Warranty Deed
—
Oct 3, 2005
—
A S Aikens Land LLC
Aikens Ann S Trust
Quit Claim Deed
related
—
—
—
Hcp Sterling Heights Mi Prop L
—
Deed Of Trust
related
$750,000,000 · Wilmington Trust NA Wilmington Trust NA
—
—
Hcp Sterling Heights Mi Prop L
—
Deed Of Trust
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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