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Property profile & analytics
OFF-MARKET
Estimated value
$920,000
Commercial real estate
44375 Grand Riv Ave, Novi, MI 48375-1156
Entity Owned
9-yr Hold
Free & Clear
Property ID
US43-3035613
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1967
Total area
5,759 SF
Lot
0.51 ac (22,216 SF)
Zoning code
I-1
APN
50-22-15-378-014
UPID
US43-3035613
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
-
Guardian Lightning Protection Electrical Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$920k
CAP Approach
CAP
$895k
Comparable Approach
Comparable
$576k
Blend (final)
Blend
$920k
Owner & transaction history
Lsd Properties LLC · 9 yrs held
Lsd Properties LLC
since 2016
Last sale
$920,000
4 recorded transactions
Zoning & alternative use
I-1 · Novi, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$995,000
+28.0%
Retail stores
$970,000
+24.8%
Medical building
$910,000
+16.7%
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 Novi submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Novi 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
$920,000
ML approach
$920,000
CAP Approach
CAP Return
Estimation
6%
$970,000
6.5%
$895,000
7%
$835,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$780,000
Current use
RESTAURANT
$995,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$970,000
Change: +25% · Conversion: Easy
MEDICAL BUILDING
$910,000
Change: +17% · Conversion: Easy
AUTO REPAIR, GARAGE
$705,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$675,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$920k
Range $828k – $1.01M · ±10% · vs last sale $920k (Oct 10 2024)
Last sale anchor
$920k
Oct 10 2024
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
$160 / 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
$5,544
Tax year 2023
Assessed value
$135,750
Assessed 2023
Previous assessed
$135,750
+0.0% YoY
Effective rate
4.08%
On assessed value
Total market value
$271,500
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1967
Heating
FORCED AIR
Cooling
YES
Stories
1
Units
1
Total area
5,759 SF
Lot
0.51 ac (22,216 SF)
Zoning code
I-1
APN
50-22-15-378-014
UPID
US43-3035613
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
I-1 · Novi, MI
Zoning I-1 · permitted uses
I-1 · Novi, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Novi. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$780,000
RESTAURANT
Est. value
$995,000
RETAIL STORES
Est. value
$970,000
MEDICAL BUILDING
Est. value
$910,000
AUTO REPAIR, GARAGE
Est. value
$705,000
OFFICE BUILDING
Est. value
$675,000
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1967
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Lot
0.51 ac
Current owner
From public records · entity-resolved
Lsd Properties LLC
Entity
Free & Clear · 9 yrs held
Mailing address
44375 GRAND RIV AVE, NOVI, MI 48375-1156
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
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
Aug 10, 2016
$201,187
Lsd Properties LLC
Pky Holdings LLC
Warranty Deed
—
Jan 28, 2015
—
Lsd Properties LLC
Pky Holdings LLC
Grant Deed
related
—
Nov 3, 2006
—
Pky Holdings LLC
Guardian Equipment
Warranty Deed
related
—
—
—
Pky Holdings LLC
—
Deed Of Trust
related
$100,000 · National Cty Bk/nw
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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