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Property profile & analytics
OFF-MARKET
Estimated value
$3,090,000
Super regional malls
500 Lapeer Rd, Lake Orion, MI 48362-1582
Individually Owned
28-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-1022796
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1998
Total area
38,468 SF
Lot
5.16 ac (224,770 SF)
Zoning code
BI
APN
O -09-02-276-006
UPID
US43-1022796
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
-
Orion Sushi Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.14M
Blend (final)
Blend
$3.09M
Owner & transaction history
Shops At The Shores Of Long La · 28 yrs held
Shops At The Shores Of Long La
since 1998
3 recorded transactions
Zoning & alternative use
BI · Lake Orion, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.7M
+31.7%
Office building
$4.5M
+26.0%
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
NEIGHBORHOOD: SHOPPING CENTER
$3,580,000
Current use
AUTO REPAIR, GARAGE
$4,715,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$4,510,000
Change: +26% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$3,115,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$3.09M
Range $2.78M – $3.40M · ±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
$80 / 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
$75,171
Tax year 2023
Assessed value
$1,972,460
Assessed 2024
Previous assessed
$1,908,580
+3.3% YoY
Effective rate
3.81%
On assessed value
Total market value
$3,944,920
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1998
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
1
Bathrooms
1
Total area
38,468 SF
Lot
5.16 ac (224,770 SF)
Zoning code
BI
APN
O -09-02-276-006
UPID
US43-1022796
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$4.7M
OFFICE BUILDING
Est. value
$4.5M
INDUSTRIAL (GENERAL)
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
YES
Cooling
Yes
Stories
1
Buildings
2
Units
1
Bathrooms
1
Lot
5.16 ac
Current owner
From public records · entity-resolved
Shops At The Shores Of Long La
Individual
Mailing address
2851 HIGH MDW CIR STE #160, AUBURN HILLS, MI 48326-2794
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 1998
—
Shops At The Shores Of Long La
—
Deed Of Trust
related
$3,200,000 · N B D Bank NA
—
—
Shops At The Shores Of Long Lake
—
Deed Of Trust
related
$2,300,000 · Miscellaneous Ins Co
—
—
Shops Of Shores/long Lakellc
—
Deed Of Trust
related
$3,500,000 · Riversource Life Insurance
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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