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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Specialty properties
38435 Mound Rd Sterling Heights, MI 48310-3470
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US43-0049360
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
2006
Total area
9,072 SF
Lot
1.49 ac (64,817 SF)
Zoning code
O-R
APN
10-10-20-276-032
UPID
US43-0049360
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
$700k
Owner & transaction history
Lsyt LLC · 5 yrs held
Lsyt LLC
since 2021
Last sale
$700,000
7 recorded transactions
Zoning & alternative use
O-R · Sterling Heights, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The O-R Office Research District is designed to primarily accommodate office, scientific, business, technological research operations, related testing operations and other related uses where office, technology and scientific research activities are mutually dependent or developmental in nature
Zone name
Office Research
General category
COMMERCIAL
Zone area
32.58 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
Method
Estimation
Statistic approach
$840,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,115,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$1,070,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$945,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$780,000
Change: 0% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$645,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $700k (Jul 22 2021)
Last sale anchor
$700k
Jul 22 2021
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
$77 / 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
$34,824
Tax year 2022
Assessed value
$668,200
Assessed 2023
Previous assessed
$619,400
+7.9% YoY
Effective rate
5.21%
On assessed value
Total market value
$1,336,400
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
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
2006
Heating
FORCED AIR
Stories
1
Bathrooms
1
Total area
9,072 SF
Lot
1.49 ac (64,817 SF)
Zoning code
O-R
APN
10-10-20-276-032
UPID
US43-0049360
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
O-R · Sterling Heights, MIZoning O-R · permitted uses
O-R · Sterling Heights, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The O-R Office Research District is designed to primarily accommodate office, scientific, business, technological research operations, related testing operations and other related uses where office, technology and scientific research activities are mutually dependent or developmental in nature
Zone name
Office Research
General category
COMMERCIAL
Zone area
32.58 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$945,000
AUTO REPAIR, GARAGE
Est. value
$780,000
INDUSTRIAL (GENERAL)
Est. value
$645,000
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
2006
Heating
FORCED AIR
Stories
1
Bathrooms
1
Lot
1.49 ac
Current owner
From public records · entity-resolved
Lsyt LLC
Entity
Mailing address
38110 CHATHAM CT, STERLING HEIGHTS, MI 48310-3320
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2021
$700,000
Lsyt LLC
Nancy Yasso
Warranty Deed
$550,000 · Tcf Holdings LLC
Aug 3, 2015
—
Yasso,ammanuel E Trust
Yasso,ammanuel & Janet
Quit Claim Deed
related
—
Apr 26, 2012
$50,000
St Joseph Chaldean Cmnty Ctr
Eastside Palace LLC
Grant Deed
—
Mar 8, 2011
—
Ammanuel Yasso
Sterling Properties Mi LLC
Warranty Deed
related
—
Dec 10, 2004
$843,000
Sterling Properties Mi LLC
Drozdowicz,michael A
Warranty Deed
—
—
—
St Joseph Chaldean Community C
—
Deed Of Trust
related
$250,000 · Al Mashriq Club Of K Of C INC
—
—
Abro Holdings LLC
—
Deed Of Trust
related
$125,000 · Diana Mary INC
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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