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Property profile & analytics
OFF-MARKET
Estimated value
$1,410,000
Retail space
44800 Van Dyke Ave Utica, MI 48317-5479
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-1675788
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1968
Total area
16,250 SF
Lot
1.37 ac (59,547 SF)
Zoning code
C-2
APN
11-10-03-101-076
UPID
US43-1675788
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
$1.41M
Blend (final)
Blend
$1.41M
Owner & transaction history
Kam Kam Holdings LLC · 8 yrs held
Kam Kam Holdings LLC
since 2018
6 recorded transactions
Zoning & alternative use
C-2 · Utica, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.3M
+15.0%
Office building
$2.3M
+12.3%
Commercial (general)
$2.1M
+4.8%
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 Utica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Utica 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
$2,005,000
Current use
RESTAURANT
$2,305,000
Change: +15% · Conversion: Easy
OFFICE BUILDING
$2,250,000
Change: +12% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,100,000
Change: +5% · Conversion: Easy
MEDICAL BUILDING
$1,995,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.41M
Range $1.27M – $1.55M · ±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
$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
$27,594
Tax year 2022
Assessed value
$652,600
Assessed 2023
Previous assessed
$605,300
+7.8% YoY
Effective rate
4.23%
On assessed value
Total market value
$1,305,200
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1968
Heating
FORCED AIR
Stories
1
Total area
16,250 SF
Lot
1.37 ac (59,547 SF)
Zoning code
C-2
APN
11-10-03-101-076
UPID
US43-1675788
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
C-2 · Utica, MI
Zoning C-2 · permitted uses
C-2 · Utica, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Utica. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.0M
RESTAURANT
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.0M
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL 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
1968
Heating
FORCED AIR
Stories
1
Lot
1.37 ac
Current owner
From public records · entity-resolved
Kam Kam Holdings LLC
Entity
Mailing address
43668 FALLEN TREE DR, STERLING HEIGHTS, MI 48314-2051
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2023
—
Kam Kam Holdings LLC
—
Deed
related
$6,000,000 · Innovative Financing LLC
Sep 22, 2021
—
Kam Kam Holdings LLC
—
Deed
related
$200,000 · Citizens Bank NA
Dec 30, 2020
—
Kam Kam Holdings LLC
—
Deed
related
$1,098,000 · Citizens Bank NA
Aug 13, 2018
—
Kam Kam Holdings LLC
—
Trustees Deed
related
—
Jan 5, 2018
$1,300,000
Kam Kam Holdings LLC
Pierson-dollar Properties LLC
Warranty Deed
$525,000 · Mario Kiezi
Oct 11, 2016
$1,000,000
Pierson-dollar Properties LLC
Utica Towne Center INC
Warranty Deed
—
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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