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Property profile & analytics
OFF-MARKET
Retail space
8323 Packard Ave Warren, MI 48089-5508
Entity Owned
Absentee Owner
Free & Clear
Property ID
US43-0168614
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Total area
540 SF
Lot
0.05 ac (2,265 SF)
Zoning code
R-1-C
APN
12-13-34-156-027
UPID
US43-0168614
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
Qle Holdings LLC
Qle Holdings LLC
since 2025
Last sale
$60,000
7 recorded transactions
Zoning & alternative use
R-1-C · Warren, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Warren submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warren 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
$1,353
Tax year 2022
Assessed value
$19,540
Assessed 2023
Previous assessed
$18,300
+6.8% YoY
Effective rate
6.92%
On assessed value
Total market value
$39,080
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1950
Heating
FORCED AIR
Stories
1
Total area
540 SF
Lot
0.05 ac (2,265 SF)
Zoning code
R-1-C
APN
12-13-34-156-027
UPID
US43-0168614
Jurisdiction
MACOMB
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
R-1-C · Warren, MI
Zoning R-1-C · permitted uses
R-1-C · Warren, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warren. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1950
Heating
FORCED AIR
Stories
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
Qle Holdings LLC
Entity
Free & Clear · 0 yrs held
Mailing address
41805 MERRIMAC CIR, CLINTON TOWNSHIP, MI 48038-2279
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 8, 2025
$60,000
Qle Holdings LLC
Redeemed Property Solutions LLC
Warranty Deed
—
Sep 8, 2025
$47,000
Favored Investors LLC
Daron Calhoun
Warranty Deed
—
Aug 20, 2025
—
Redeemed Property Solutions LLC
Favored Investors LLC
Quitclaim Deed
related
—
Apr 5, 2023
—
Favored Investors LLC
Daron Calhoun
Land Contract
—
Mar 20, 2023
$47,000
Favored Investors LLC
Daron Calhoun
Quit Claim Deed
related
—
Nov 16, 2022
$12,000
Daron Calhoun
Mary M Coston
Quit Claim Deed
related
—
Apr 14, 2017
$6,000
Mary M Coston
Clark,kipkenio
Quit Claim Deed
related
—
Oct 12, 2012
$11,500
Kipkcnio Clark
Koss,michael F & Peggy A
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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