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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Office buildings
6521 Citation Dr, Clarkston, MI 48346-2989
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US43-0097206
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Total area
4,704 SF
Lot
0.84 ac (36,590 SF)
Zoning code
O
APN
J -08-29-454-005
UPID
US43-0097206
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
-
Keller Williams Premier Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$825k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$784k
Blend (final)
Blend
$785k
Owner & transaction history
Luda Holdings LLC · 2 yrs held
Luda Holdings LLC
since 2023
Last sale
$785,000
7 recorded transactions
Zoning & alternative use
O · Clarkston, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$830,000
+50.2%
Retail stores
$795,000
+43.9%
Medical building
$745,000
+34.6%
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 Clarkston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clarkston 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
$745,000
ML approach
$825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$550,000
Current use
COMMERCIAL (GENERAL)
$830,000
Change: +50% · Conversion: Easy
RETAIL STORES
$795,000
Change: +44% · Conversion: Moderate
MEDICAL BUILDING
$745,000
Change: +35% · Conversion: Easy
AUTO REPAIR, GARAGE
$575,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$785k
Range $707k – $864k · ±10% · vs last sale $785k (Dec 7 2023)
Last sale anchor
$785k
Dec 7 2023
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
$167 / 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
$18,786
Tax year 2023
Assessed value
$487,900
Assessed 2024
Previous assessed
$461,300
+5.8% YoY
Effective rate
3.85%
On assessed value
Assessed land
$129,800
Assessed improvement
$358,100
Land market value
$259,600
Improvement market value
$716,200
Total market value
$975,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1998
Heating
FORCED AIR
Cooling
YES
Stories
1
Units
1
Total area
4,704 SF
Lot
0.84 ac (36,590 SF)
Zoning code
O
APN
J -08-29-454-005
UPID
US43-0097206
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
O · Clarkston, MI
Zoning O · permitted uses
O · Clarkston, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Clarkston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$550,000
COMMERCIAL (GENERAL)
Est. value
$830,000
RETAIL STORES
Est. value
$795,000
MEDICAL BUILDING
Est. value
$745,000
AUTO REPAIR, GARAGE
Est. value
$575,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Lot
0.84 ac
Current owner
From public records · entity-resolved
Luda Holdings LLC
Entity
Mailing address
10785 S SAGINAW ST, GRAND BLANC, MI 48439-7003
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2024
—
Luda Holdings LLC
—
Deed
related
$200,000 · Financial Plus Cu
Dec 7, 2023
$785,000
Luda Holdings LLC
Ss Property Holdings LLC
Warranty Deed
$628,000 · Financial Plus Cu
Nov 1, 2016
—
Ss Property Holdings LLC
—
Deed
related
$217,000 · Oakland County Business Finance Corp
Oct 9, 2015
$400,000
Ss Property Holdings LLC
Saab Associates LP
Warranty Deed
related
$260,000 · State Bk
Mar 15, 2007
$750,000
Saab Associates
Lil Peoples Place
Warranty Deed
—
Dec 8, 2006
—
Lil Peoples Place LLC
Lil Peoples Place LLC
Quit Claim Deed
related
$550,000 · Clarkston State Bank
Feb 27, 1998
—
Lil Peoples Place Children
Aldasuki,adli N & Sharlene
Grant Deed
related
—
—
—
Lil People's Place Children Ce
—
Deed Of Trust
related
$430,000 · Republic Bank
—
—
Lil Peoples Place Children Ctr
—
Deed Of Trust
related
$135,000 · Clarkston State Bank
—
—
Lil Peoples Place LLC
—
Deed Of Trust
related
$135,000 · Clarkston State Bank
—
—
Lil Peoples Place LLC
—
Deed Of Trust
related
$117,000 · Adli & Sharlene
—
—
Lil Peoples Place Children
—
Deed Of Trust
related
$124,000 · Clarkston State Bank
—
—
Ahdi Dasuqi
—
Deed Of Trust
related
$129,793 · Adli & Sharlene
—
—
Lil Peoples Place Childrens Ce
—
Deed Of Trust
related
$445,000 · Clarkston State Bank
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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