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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Retail space
4421 M 99th S Homer, MI 49245-9483
Entity Owned
3-yr Hold
Free & Clear
Property ID
US43-2686541
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
9,012 SF
Lot
1.69 ac (73,616 SF)
APN
12-070-012-02
UPID
US43-2686541
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
$803k
Blend (final)
Blend
$780k
Owner & transaction history
Bmg Yield Fund II · 3 yrs held
Bmg Yield Fund II
since 2023
Last sale
$604,225
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$750,000
+34.9%
Office building
$610,000
+9.9%
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 Homer submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Homer 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
$555,000
Current use
RESTAURANT
$750,000
Change: +35% · Conversion: Easy
OFFICE BUILDING
$610,000
Change: +10% · Conversion: Easy
COMMERCIAL (GENERAL)
$540,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $604k (Jan 9 2026)
Last sale anchor
$604k
Jan 9 2026
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
$87 / 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
$15,118
Tax year 2022
Assessed value
$346,390
Assessed 2024
Previous assessed
$333,400
+3.9% YoY
Effective rate
4.36%
On assessed value
Total market value
$692,780
Applied tax rate
13,080.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Heating
FORCED AIR
Stories
1
Total area
9,012 SF
Lot
1.69 ac (73,616 SF)
APN
12-070-012-02
UPID
US43-2686541
Jurisdiction
CALHOUN
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
RETAIL STORES Current
Est. value
$555,000
RESTAURANT
Est. value
$750,000
OFFICE BUILDING
Est. value
$610,000
COMMERCIAL (GENERAL)
Est. value
$540,000
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (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
Heating
FORCED AIR
Stories
1
Lot
1.69 ac
Current owner
From public records · entity-resolved
Bmg Yield Fund II
Entity
Free & Clear · 3 yrs held
Mailing address
530 E MAIN ST STE #1000, RICHMOND, VA 23219-2415
Ownership since
2023
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
Jan 10, 2023
$873,000
Bmg Yield Fund II
Homer Management LLC
Warranty Deed
—
Oct 12, 2017
$686,941
Homer Management LLC
Jcsw Investments LLC
Warranty Deed
$549,000 · New Buffalo Savings Bank
May 8, 2013
—
Jcsw Investments LLC
Jc Investments
Warranty Deed
—
Jun 18, 2007
$675,000
Jc Investments
Gripman Management Co LLC
Warranty Deed
$350,000 · National City 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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