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Property profile & analytics
OFF-MARKET
Estimated value
$1,600,000
Bars & Pubs
49345 Interstate 94th Service Dr Van Buren Township, MI 48111-2266
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-1072068
Property profile
Verified
Property type
Bars & Pubs
Use group
NIGHTCLUB (COCKTAIL LOUNGE)
Year built
1977
Total area
17,870 SF
Lot
4.86 ac (211,702 SF)
Zoning code
C1 GEN
APN
83 078 99 0003 003
UPID
US43-1072068
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
-
Diamondback Music Hall Music Venue Bar & Pub
-
Diamondback Saloon Nightclub DJ & Entertainment
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$1.60M
Owner & transaction history
11 11 Properties LLC · 2 yrs held
11 11 Properties LLC
since 2024
5 recorded transactions
Zoning & alternative use
C1 GEN · Van Buren Township, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.0M
+34.2%
Restaurant
$1.9M
+26.5%
Office building
$1.7M
+18.6%
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 Van Buren Township submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Van Buren Township 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
NIGHTCLUB (COCKTAIL LOUNGE)
$1,465,000
Current use
COMMERCIAL (GENERAL)
$1,965,000
Change: +34% · Conversion: Difficult
RESTAURANT
$1,850,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$1,735,000
Change: +19% · Conversion: Difficult
MEDICAL BUILDING
$1,685,000
Change: +15% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,420,000
Change: -3% · Conversion: Difficult
RETAIL STORES
$1,360,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±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
$90 / 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
$22,817
Tax year 2023
Assessed value
$678,100
Assessed 2024
Previous assessed
$630,500
+7.5% YoY
Effective rate
3.36%
On assessed value
Total market value
$1,356,200
Applied tax rate
82,430.0000
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
Bars & Pubs
Use group
NIGHTCLUB (COCKTAIL LOUNGE)
Status
Off-Market
Year built
1977
Heating
FORCED AIR
Stories
1
Total area
17,870 SF
Lot
4.86 ac (211,702 SF)
Zoning code
C1 GEN
APN
83 078 99 0003 003
UPID
US43-1072068
Jurisdiction
WAYNE
Metro division
DETROIT-LIVONIA-DEARBORN, MI METROPOLITAN DIVISION
Zoning & alternative use
C1 GEN · Van Buren Township, MIZoning C1 GEN · permitted uses
C1 GEN · Van Buren Township, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NIGHTCLUB (COCKTAIL LOUNGE) Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$2.0M
RESTAURANT
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RETAIL STORES
Est. value
$1.4M
NIGHTCLUB (COCKTAIL LOUNGE) Current
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1977
Heating
FORCED AIR
Stories
1
Lot
4.86 ac
Current owner
From public records · entity-resolved
11 11 Properties LLC
Entity
Mailing address
2502 E MICHIGAN AVE, YPSILANTI, MI 48198-6057
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Jul 25, 2024
—
11 11 Properties LLC
—
Deed
related
$346,234 · Amjay Partners 22 LLC
Apr 2, 2024
—
11 11 Properties LLC
—
Deed
related
$120,000 · Tilted Popcorn LLC
Mar 7, 2024
—
11 11 Properties LLC
—
Deed
related
$450,000 · Ira J Gaines Revocable Trust
Aug 7, 2023
—
11 Properties LLC
—
Deed
related
$1,100,000 · Amjay Partners 22 LLC
Jan 13, 2023
—
11 11 Properties LLC
—
Deed
related
$540,000 · Kirkland Income Fund I LLC
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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