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Property profile & analytics
OFF-MARKET
Estimated value
$1,075,000
Commercial real estate
45380 10th Mile Rd, Novi, MI 48375-3000
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US43-5289991
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1988
Total area
7,495 SF
Lot
0.69 ac (30,056 SF)
Zoning code
OS-1
APN
50-22-22-301-045
UPID
US43-5289991
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
$1.17M
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$1.08M
Owner & transaction history
Eldirani Properties LLC
Eldirani Properties LLC
since 2025
Last sale
$1.1M
5 recorded transactions
Zoning & alternative use
OS-1 · Novi, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+28.0%
Retail stores
$1.3M
+24.8%
Medical building
$1.2M
+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
$1,375,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,265,000
6.5%
$1,165,000
7%
$1,085,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,015,000
Current use
RESTAURANT
$1,295,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$1,265,000
Change: +25% · Conversion: Easy
MEDICAL BUILDING
$1,185,000
Change: +17% · Conversion: Easy
AUTO REPAIR, GARAGE
$920,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$880,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.08M
Range $968k – $1.18M · ±10% · vs last sale $1.10M (Dec 11 2025)
Last sale anchor
$1.10M
Dec 11 2025
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
$143 / 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
$24,025
Tax year 2023
Assessed value
$447,910
Assessed 2023
Previous assessed
$447,910
+0.0% YoY
Effective rate
5.36%
On assessed value
Total market value
$895,820
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
1988
Heating
FORCED AIR
Cooling
YES
Stories
1
Units
1
Total area
7,495 SF
Lot
0.69 ac (30,056 SF)
Zoning code
OS-1
APN
50-22-22-301-045
UPID
US43-5289991
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
OS-1 · Novi, MI
Zoning OS-1 · permitted uses
OS-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
$1.0M
RESTAURANT
Est. value
$1.3M
RETAIL STORES
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$920,000
OFFICE BUILDING
Est. value
$880,000
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
1988
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Eldirani Properties LLC
Entity
Mailing address
32858 5TH MILE RD, LIVONIA, MI 48154-3048
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Dec 11, 2025
$1,100,000
Eldirani Properties LLC
Alux Properties LLC
Warranty Deed
$910,200 · Jpmorgan Chase Bank NA
Mar 18, 2022
$987,500
Alux Properties LLC
Alux Properties LLC
Warranty Deed
related
$740,625 · Genisys Cu
Apr 10, 2006
$1,100,000
Mcbeld Enterprises LLC
Veronica R Murff
Warranty Deed
—
Feb 6, 2004
—
Veronica R Murff
Rossi,tr
Grant Deed
$800,000 · Charter One Bank
—
—
Mcbeld Ents LLC
—
Deed Of Trust
related
$250,000 · Comerica 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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