Entity Owned 
For Lease
1 / 7
$1,100/Mo
8372 N Saginaw St, Mount Morris, MI 48458
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Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1950
Total area
2,072 SF
Lot
0.46 ac (20,125 SF)
Zoning code
C-2 HWY COMM
APN
11-06-501-235
UPID
US43-1042392
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$135k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$135k
Owner & transaction history
since 2026
Last sale
$135,685
6 recorded transactions
Zoning & alternative use
C-2 HWY COMM · Mount Morris, MI
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 7 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$135k
Value range
$122k – $149k
±10% around blend
Estimated value / SF
$65 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
70
Income certainty
100
$122k
blend $135k
$149k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,072 SF
Lot area
0.46 ac
Year built
1950
Stories
2
APN
11-06-501-235
Zoning
C-2 HWY COMM
Assessed value
$91,000
Annual tax
$6,245
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$6,245
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$263k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.2 mi away · 2,331 SF
4.7 mi away · 2,472 SF
5.6 mi away · 1,600 SF
7.1 mi away · 1,677 SF
8.5 mi away · 2,268 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$135k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 44 sales
$50
+31%
Submarket 44 sales
$50
+31%
County 994 sales
$67
-3%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $65/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$507k
Move the market yield to see immediate price impact.
Value / SF
$245
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$32k
$638k
$456k
$355k
$35k
$709k
$507k
$394k
$39k
$780k
$557k
$433k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$345k
3.9 mi · Dec 2025 · $168/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$6,245
Tax year 2022
Assessed value
$91,000
Assessed 2023
Previous assessed
$91,000
+0.0% YoY
Effective rate
6.86%
On assessed value
Total market value
$182,000
Applied tax rate
11.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Lease
Year built
1950
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
2
Total area
2,072 SF
Lot
0.46 ac (20,125 SF)
Zoning code
C-2 HWY COMM
APN
11-06-501-235
UPID
US43-1042392
Jurisdiction
GENESEE
Zoning & alternative use
C-2 HWY COMM · Mount Morris, MIZoning C-2 HWY COMM · permitted uses
C-2 HWY COMM · Mount Morris, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1950
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Lot
0.46 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C-2 HWY COMM
Jurisdiction
Mount Morris, MI
Recorded code
C-2 HWY COMM
Ownership Intelligence
Find the owner behind the property.
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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