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Property profile & analytics
OFF-MARKET
Estimated value
$1,365,000
Super regional malls
3901 Baldwin Rd Auburn Hills, MI 48326-1220
Individually Owned
16-yr Hold
Absentee Owner
Free & Clear
Property ID
US43-0207265
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2001
Construction
BRICK
Total area
13,034 SF
Lot
1.5 ac (65,340 SF)
APN
02-14-05-152-036
UPID
US43-0207265
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
$1.81M
Blend (final)
Blend
$1.37M
Owner & transaction history
James D Allen · 16 yrs held
James D Allen
since 2010
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.3M
+86.0%
Retail stores
$2.2M
+81.4%
Medical building
$2.1M
+69.6%
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 Auburn Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn Hills 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
NEIGHBORHOOD: SHOPPING CENTER
$1,215,000
Current use
RESTAURANT
$2,255,000
Change: +86% · Conversion: Difficult
RETAIL STORES
$2,200,000
Change: +81% · Conversion: Easy
MEDICAL BUILDING
$2,060,000
Change: +70% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,600,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$1,530,000
Change: +26% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,055,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.37M
Range $1.23M – $1.50M · ±10%
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
$105 / 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
$48,119
Tax year 2023
Assessed value
$1,042,720
Assessed 2024
Previous assessed
$1,042,720
+0.0% YoY
Effective rate
4.61%
On assessed value
Total market value
$2,085,440
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2001
Construction
BRICK
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
13,034 SF
Lot
1.5 ac (65,340 SF)
APN
02-14-05-152-036
UPID
US43-0207265
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.2M
RESTAURANT
Est. value
$2.3M
RETAIL STORES
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2001
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
1.5 ac
Current owner
From public records · entity-resolved
James D Allen
Individual
Free & Clear · 16 yrs held
Mailing address
38500 WOODWARD AVE STE #100, BLOOMFIELD HILLS, MI 48304-5048
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2010
—
James D Allen
Heathorn-auburn Hills LLC
Grant Deed
related
—
Apr 16, 2010
—
Jarna 2 LLC
Allen,james D & Karen
Quit Claim Deed
related
—
Jan 3, 2007
—
Muir-auburn Hills Taylor LLC
Cricint-i Alpha LLC
Grant Deed
related
—
Mar 22, 2006
—
Cricint-1 Alpha LLC
Peo Holdings 7 LLC
Grant Deed
related
—
Aug 14, 2002
—
Auburn Landing LLC
—
Trustees Deed
related
$1,800,000 · Comerica Bank
Mar 11, 2002
$900,000
Holdings 7 Peo
Strickland,craig C & Debra J
Grant Deed
related
—
Jun 12, 2001
—
Auburn Landing LLC
City Place Investment Group
Grant Deed
related
—
—
—
City Place Investment Group
—
Deed Of Trust
related
$228,410 · N B D Bank NA
—
—
Auburn Landing LLC
—
Deed Of Trust
related
$1,800,000 · Principal Life Insurance Co
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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