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Property profile & analytics
OFF-MARKET
Estimated value
$12,455,000
Manufacturing properties
500 Hogsback Rd Mason, MI 48854-8523
Entity Owned
Free & Clear
Property ID
US43-2788408
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1981
Total area
146,160 SF
Lot
88.98 ac (3,875,969 SF)
Zoning code
I-1
APN
33-06-06-31-400-041
UPID
US43-2788408
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
-
Dart Container Corporation Corporate Headquarters Industrial Manufacturer Production Facility
-
Dart containers Corporate Office
-
Dart Container Tribute Garden (Private Property) Garden Center Landscaping
-
DTX,Inc. Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.74M
Comparable Approach
Comparable
$15.30M
Blend (final)
Blend
$12.46M
Owner & transaction history
DART CONTAINER MICHIGAN LLC
DART CONTAINER MICHIGAN LLC
Zoning & alternative use
I-1 · Mason, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$18.0M
+96.5%
Restaurant
$17.0M
+85.9%
Commercial (general)
$16.7M
+82.1%
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 Mason submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mason 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%
$13,795,000
6.5%
$12,735,000
7%
$11,825,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$9,170,000
Current use
MEDICAL BUILDING
$18,015,000
Change: +96% · Conversion: Difficult
RESTAURANT
$17,040,000
Change: +86% · Conversion: Difficult
COMMERCIAL (GENERAL)
$16,695,000
Change: +82% · Conversion: Difficult
AUTO REPAIR, GARAGE
$14,710,000
Change: +60% · Conversion: Easy
OFFICE BUILDING
$13,640,000
Change: +49% · Conversion: Difficult
RETAIL STORES
$11,595,000
Change: +26% · Conversion: Moderate
WAREHOUSE, STORAGE
$9,570,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$12.46M
Range $11.21M – $13.70M · ±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
$85 / 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
$722,330
Tax year 2022
Assessed value
$22,691,300
Assessed 2023
Previous assessed
$21,594,200
+5.1% YoY
Effective rate
3.18%
On assessed value
Assessed land
$969,000
Assessed improvement
$21,722,300
Land market value
$1,938,000
Improvement market value
$43,444,600
Total market value
$45,382,600
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
1981
Heating
SPACE
Buildings
7
Stories
1
Total area
146,160 SF
Lot
88.98 ac (3,875,969 SF)
Zoning code
I-1
APN
33-06-06-31-400-041
UPID
US43-2788408
Jurisdiction
INGHAM
Zoning & alternative use
I-1 · Mason, MI
Zoning I-1 · permitted uses
I-1 · Mason, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mason. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$9.2M
MEDICAL BUILDING
Est. value
$18.0M
RESTAURANT
Est. value
$17.0M
COMMERCIAL (GENERAL)
Est. value
$16.7M
AUTO REPAIR, GARAGE
Est. value
$14.7M
OFFICE BUILDING
Est. value
$13.6M
RETAIL STORES
Est. value
$11.6M
WAREHOUSE, STORAGE
Est. value
$9.6M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1981
Heating
SPACE
Stories
1
Buildings
7
Lot
88.98 ac
Current owner
From public records · entity-resolved
DART CONTAINER MICHIGAN LLC
Entity
Free & Clear · 0 yrs held
Mailing address
500 HOGSBACK RD, MASON, MI 48854-8523
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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