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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Office buildings
4205 Charlar Dr, Holt, MI 48842-6810
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US43-0687572
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Total area
11,208 SF
Lot
0.89 ac (38,856 SF)
Zoning code
C-1
APN
33-25-05-23-251-034
UPID
US43-0687572
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
Current use
Occupant on record · Public records
-
Dbt Institute Of Michigan Medical Clinic
-
Timberland Development Group Construction Company
-
Dr. Catherine O'neill Physician Medical Clinic
-
Previewproperties.Com Real Estate Agency
-
AD Harvey Law Office Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$645k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$794k
Blend (final)
Blend
$710k
Owner & transaction history
Horizon Holdings Lansing LLC · 5 yrs held
Horizon Holdings Lansing LLC
since 2021
Last sale
$559,000
4 recorded transactions
Zoning & alternative use
C-1 · Holt, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+7.8%
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 Holt submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holt 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
$725,000
ML approach
$645,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,045,000
Current use
AUTO REPAIR, GARAGE
$1,130,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$890,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $559k (May 3 2021)
Last sale anchor
$559k
May 3 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
$63 / 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
$29,825
Tax year 2022
Assessed value
$445,900
Assessed 2023
Previous assessed
$435,800
+2.3% YoY
Effective rate
6.69%
On assessed value
Assessed land
$39,800
Assessed improvement
$406,100
Land market value
$79,600
Improvement market value
$812,200
Total market value
$891,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1998
Heating
YES
Stories
2
Total area
11,208 SF
Lot
0.89 ac (38,856 SF)
Zoning code
C-1
APN
33-25-05-23-251-034
UPID
US43-0687572
Jurisdiction
INGHAM
Zoning & alternative use
C-1 · Holt, MI
Zoning C-1 · permitted uses
C-1 · Holt, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Holt. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$890,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1998
Heating
YES
Stories
2
Lot
0.89 ac
Current owner
From public records · entity-resolved
Horizon Holdings Lansing LLC
Entity
Mailing address
2055 BROCKTON CLOSE, MARIETTA, GA 30068-4926
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2021
$559,000
Horizon Holdings Lansing LLC
Baf Holding Company LLC
Warranty Deed
—
—
—
Baf Holding Co LLC
—
Deed Of Trust
related
$761,000 · Dart Bank
—
—
Baf Holding Co LLC
—
Loan Modification
related
$923,000 · Dart Bank
—
—
Baf Holding Co LLC
—
Deed Of Trust
related
$10,225 · Dart Bank
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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