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Property profile & analytics
OFF-MARKET
Estimated value
$17,050,000
Outlet malls
40752 Ryan Rd, Sterling Heights, MI 48310-1704
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US43-0922969
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1996
Total area
101,749 SF
Lot
11.15 ac (485,868 SF)
Zoning code
C-2
APN
10-10-17-100-052
UPID
US43-0922969
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
$17.05M
Blend (final)
Blend
$17.05M
Owner & transaction history
Centro Np 18 Mile & Ryan LLC · 18 yrs held
Centro Np 18 Mile & Ryan LLC
since 2007
5 recorded transactions
Zoning & alternative use
C-2 · Sterling Heights, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$19.2M
+80.5%
Restaurant
$14.4M
+35.9%
Medical building
$12.5M
+17.7%
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
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
RETAIL STORES
$10,615,000
Current use
COMMERCIAL (GENERAL)
$19,160,000
Change: +81% · Conversion: Easy
RESTAURANT
$14,425,000
Change: +36% · Conversion: Easy
MEDICAL BUILDING
$12,495,000
Change: +18% · Conversion: Difficult
OFFICE BUILDING
$12,025,000
Change: +13% · Conversion: Easy
Blend value · Realmo final
$17.05M
Range $15.35M – $18.76M · ±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
$168 / 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
$161,894
Tax year 2022
Assessed value
$6,027,800
Assessed 2023
Previous assessed
$5,658,900
+6.5% YoY
Effective rate
2.69%
On assessed value
Total market value
$12,055,600
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1996
Heating
FORCED AIR
Stories
1
Total area
101,749 SF
Lot
11.15 ac (485,868 SF)
Zoning code
C-2
APN
10-10-17-100-052
UPID
US43-0922969
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
C-2 · Sterling Heights, MI
Zoning C-2 · permitted uses
C-2 · 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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$10.6M
COMMERCIAL (GENERAL)
Est. value
$19.2M
RESTAURANT
Est. value
$14.4M
MEDICAL BUILDING
Est. value
$12.5M
OFFICE BUILDING
Est. value
$12.0M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
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
1996
Heating
FORCED AIR
Stories
1
Lot
11.15 ac
Current owner
From public records · entity-resolved
Centro Np 18 Mile & Ryan LLC
Entity
Mailing address
500 E BROWARD BLVD STE #1130, FT LAUDERDALE, FL 33394-3022
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2025
—
18 Mile Ryan LLC
—
Deed
related
$11,000,000 · O & F LLC
Mar 21, 2024
—
18 Mile Ryan LLC
—
Deed
related
$4,551,158 · Tri County Bank
Feb 5, 2024
—
18 Mile Ryan LLC
—
Deed
related
$5,500,000 · Tri County Bank
Oct 31, 2007
—
Centro Np 18 Mile & Ryan LLC
New Plan Of Mi LLC
Quit Claim Deed
related
—
—
—
Centro Of Ia 18 Mile & Ryan LLC
—
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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