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Property profile & analytics
OFF-MARKET
Estimated value
$12,460,000
Grocery and convenience stores
460 Lapeer Rd, Lake Orion, MI 48362-1581
Entity Owned
27-yr Hold
Absentee Owner
Free & Clear
Property ID
US43-1186369
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1998
Total area
65,459 SF
Lot
5.65 ac (246,114 SF)
Zoning code
BI
APN
O -09-02-276-007
UPID
US43-1186369
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
-
Kroger Pharmacy Pharmacy
-
Kroger Floral (Bike/Boat/Book/etc) Store Florist
-
Kroger Deli Food Market Restaurant
-
Primo Water Refill Big Box & Wholesale Store
-
Kroger Bakery Bakery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.75M
Blend (final)
Blend
$12.46M
Owner & transaction history
Topvalco INC · 27 yrs held
Topvalco INC
since 1998
1 recorded transaction
Zoning & alternative use
BI · Lake Orion, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$11.5M
+4.4%
Restaurant
$11.3M
+2.6%
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 Lake Orion submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Orion 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
$11,050,000
Current use
COMMERCIAL (GENERAL)
$11,530,000
Change: +4% · Conversion: Easy
RESTAURANT
$11,330,000
Change: +3% · Conversion: Easy
MEDICAL BUILDING
$10,335,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$12.46M
Range $11.21M – $13.71M · ±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
$190 / 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
$112,770
Tax year 2023
Assessed value
$4,616,130
Assessed 2024
Previous assessed
$4,398,220
+5.0% YoY
Effective rate
2.44%
On assessed value
Total market value
$9,232,260
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1998
Heating
ZONE
Cooling
YES
Stories
1
Units
1
Bathrooms
1
Total area
65,459 SF
Lot
5.65 ac (246,114 SF)
Zoning code
BI
APN
O -09-02-276-007
UPID
US43-1186369
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
BI · Lake Orion, MI
Zoning BI · permitted uses
BI · Lake Orion, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Orion. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$11.1M
COMMERCIAL (GENERAL)
Est. value
$11.5M
RESTAURANT
Est. value
$11.3M
MEDICAL BUILDING
Est. value
$10.3M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
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
1998
Heating
ZONE
Cooling
Yes
Stories
1
Units
1
Bathrooms
1
Lot
5.65 ac
Current owner
From public records · entity-resolved
Topvalco INC
Entity
Free & Clear · 27 yrs held
Mailing address
1014 VINE ST, CINCINNATI, OH 45202-1141
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 1998
—
Topvalco INC
Kroger Co
Quit Claim Deed
related
—
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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