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Property profile & analytics
OFF-MARKET
Commercial land
8271 Irving Rd Sterling Heights, MI 48312-4622
Entity Owned
4-yr Hold
Free & Clear
Property ID
US43-0858377
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
2.25 ac (98,141 SF)
Zoning code
O-2
APN
10-10-34-101-133
UPID
US43-0858377
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Sterling Landings 3 LLC · 4 yrs held
Sterling Landings 3 LLC
since 2022
3 recorded transactions
Zoning & alternative use
O-2 · Sterling Heights, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the O-2 district is to accommodate the development of larger scale office buildings or office building complexes or other institutional or public service uses of an intensity that is normally greater than what is permitted in the O-1 district
Zone name
Planned Office
General category
CIVIC_INSTITUTIONAL
Zone area
130.31 ac
Source
Realmo
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 Sterling Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sterling Heights 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,073
Tax year 2022
Assessed value
$196,300
Assessed 2023
Previous assessed
$196,300
+0.0% YoY
Effective rate
1.57%
On assessed value
Total market value
$392,600
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
2.25 ac (98,141 SF)
Zoning code
O-2
APN
10-10-34-101-133
UPID
US43-0858377
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
O-2 · Sterling Heights, MIZoning O-2 · permitted uses
O-2 · Sterling Heights, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the O-2 district is to accommodate the development of larger scale office buildings or office building complexes or other institutional or public service uses of an intensity that is normally greater than what is permitted in the O-1 district
Zone name
Planned Office
General category
CIVIC_INSTITUTIONAL
Zone area
130.31 ac
Source
Realmo
Building & site characteristics
From public records
Heating
NONE
Lot
2.25 ac
Current owner
From public records · entity-resolved
Sterling Landings 3 LLC
Entity
Free & Clear · 4 yrs held
Mailing address
6303 26TH MILE RD, WASHINGTON, MI 48094-3825
Ownership since
2022
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
Mar 7, 2025
—
Sterling Landings 3 LLC
—
Deed
related
$9,000,000 · Old National Bank
Mar 3, 2022
—
Sterling Landings 3 LLC
Us Health And Life Insurance Compan
Intrafamily Transfer
related
—
Mar 27, 2015
—
Us Health & Life Insurance Co
Us Health Holdings Ltd
Quit Claim Deed
related
—
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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