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Property profile & analytics
OFF-MARKET
Estimated value
$1,020,000
Manufacturing properties
4828 Joslyn Rd Lake Orion, MI 48359-2232
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-0295726
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1992
Total area
12,400 SF
Lot
3.02 ac (131,551 SF)
Zoning code
II
APN
O -09-33-351-032
UPID
US43-0295726
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
-
Andy's Statewide HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.26M
Blend (final)
Blend
$1.02M
Owner & transaction history
D & D Ents Investments LLC · 21 yrs held
D & D Ents Investments LLC
since 2004
7 recorded transactions
Zoning & alternative use
II · Lake Orion, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+51.4%
Office building
$1.5M
+44.9%
Neighborhood: shopping center
$1.2M
+14.9%
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 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
INDUSTRIAL (GENERAL)
$1,005,000
Current use
AUTO REPAIR, GARAGE
$1,520,000
Change: +51% · Conversion: Easy
OFFICE BUILDING
$1,455,000
Change: +45% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,155,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$1.02M
Range $918k – $1.12M · ±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
$82 / 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
$16,277
Tax year 2023
Assessed value
$458,330
Assessed 2024
Previous assessed
$428,650
+6.9% YoY
Effective rate
3.55%
On assessed value
Total market value
$916,660
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1992
Heating
GAS
Cooling
YES
Stories
1
Units
1
Total area
12,400 SF
Lot
3.02 ac (131,551 SF)
Zoning code
II
APN
O -09-33-351-032
UPID
US43-0295726
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
II · Lake Orion, MI
Zoning II · permitted uses
II · 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
INDUSTRIAL (GENERAL) Current
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1992
Heating
GAS
Cooling
Yes
Stories
1
Units
1
Lot
3.02 ac
Current owner
From public records · entity-resolved
D & D Ents Investments LLC
Entity
Mailing address
5100 POPLAR AVE STE #3000, MEMPHIS, TN 38137-1400
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2018
—
D & D Ent Investments LLC
—
Deed
related
$2,400,000 · Huntington Nat'l Bk
Sep 3, 2004
$590,000
D & D Ents Investments LLC
Opaleski,andrew & Carol
Warranty Deed
—
Feb 18, 1998
—
D&d Enterprise Investments LLC
Opaleski,andrew & Arol
Grant Deed
related
—
—
—
D & D Ent Investments LLC
—
Loan Modification
related
$854,238 · Bank Of America
—
—
D & D Ent Investments LLC
—
Deed Of Trust
related
$854,238 · Bank Of America
—
—
D & D Ent Investments LLC
—
Deed Of Trust
related
$600,000 · Standard Federal Bank
—
—
D & D Ent Investments LLC
—
Loan Modification
related
$2,400,000 · Huntington Nat'l Bk
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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