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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Specialty properties
38500 9th Mile Rd, Northville, MI 48167-9054
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-1609160
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1954
Total area
7,948 SF
Lot
9.75 ac (424,710 SF)
Zoning code
MM
APN
22-23-30-300-019
UPID
US43-1609160
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
$1.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$696k
Blend (final)
Blend
$855k
Owner & transaction history
Pulte Homes Of Michigan LLC · 3 yrs held
Pulte Homes Of Michigan LLC
since 2022
Last sale
$875,000
3 recorded transactions
Zoning & alternative use
MM · Northville, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+199.5%
Restaurant
$1.4M
+194.3%
Retail stores
$1.3M
+187.0%
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 Northville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Northville 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
$930,000
ML approach
$1,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,400,000
Change: +200% · Conversion: Difficult
RESTAURANT
$1,375,000
Change: +194% · Conversion: Difficult
RETAIL STORES
$1,340,000
Change: +187% · Conversion: Difficult
MEDICAL BUILDING
$1,255,000
Change: +168% · Conversion: Difficult
AUTO REPAIR, GARAGE
$975,000
Change: +108% · Conversion: Difficult
OFFICE BUILDING
$930,000
Change: +99% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$740,000
Change: +58% · Conversion: Difficult
Blend value · Realmo final
$855k
Range $770k – $941k · ±10% · vs last sale $875k (Sep 15 2022)
Last sale anchor
$875k
Sep 15 2022
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
$108 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$19,567
Tax year 2021
Assessed value
$617,780
Assessed 2022
Previous assessed
$617,780
+0.0% YoY
Effective rate
3.17%
On assessed value
Assessed land
$318,530
Assessed improvement
$299,250
Land market value
$637,060
Improvement market value
$598,500
Total market value
$1,235,560
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
1954
Heating
PACKAGE
Cooling
YES
Stories
1
Units
1
Total area
7,948 SF
Lot
9.75 ac (424,710 SF)
Zoning code
MM
APN
22-23-30-300-019
UPID
US43-1609160
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
MM · Northville, MI
Zoning MM · permitted uses
MM · Northville, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Northville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.4M
RESTAURANT
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$975,000
OFFICE BUILDING
Est. value
$930,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$740,000
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1954
Heating
PACKAGE
Cooling
Yes
Stories
1
Units
1
Lot
9.75 ac
Current owner
From public records · entity-resolved
Pulte Homes Of Michigan LLC
Entity
Mailing address
2800 LIVERNOIS RDD, TROY, MI 48083-1215
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Sep 15, 2022
—
Pulte Homes Of Michigan LLC
Oakland County
Special Master Deed
related
—
Apr 7, 2022
$875,000
Pulte Homes Of Michigan LLC
Piemontese Social Club INC
Warranty Deed
—
—
—
Piemontese Social Club
—
Deed Of Trust
related
$25,000 · Bank One 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.
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