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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Medical Office Space
8508 Canton Ctr Rd, Canton, MI 48187-1310
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US43-0909504
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1980
Total area
4,560 SF
Zoning code
O-1
APN
71 010 03 0002 000
UPID
US43-0909504
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
$740k
Comparable Approach
Comparable
$587k
Blend (final)
Blend
$645k
Owner & transaction history
Havens Holdings LLC · 3 yrs held
Havens Holdings LLC
since 2022
Last sale
$665,000
2 recorded transactions
Zoning & alternative use
O-1 · Canton, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$765,000
+71.9%
Office building
$605,000
+36.8%
Auto repair, garage
$500,000
+12.9%
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 Canton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Canton 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
$615,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$800,000
6.5%
$740,000
7%
$685,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$445,000
Current use
COMMERCIAL (GENERAL)
$765,000
Change: +72% · Conversion: Easy
OFFICE BUILDING
$605,000
Change: +37% · Conversion: Easy
AUTO REPAIR, GARAGE
$500,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$490,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±10% · vs last sale $665k (Oct 26 2022)
Last sale anchor
$665k
Oct 26 2022
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
$141 / 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
$26,466
Tax year 2023
Assessed value
$459,200
Assessed 2024
Previous assessed
$454,800
+1.0% YoY
Effective rate
5.76%
On assessed value
Total market value
$918,400
Applied tax rate
82,100.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1980
Heating
FORCED AIR
Stories
1
Total area
4,560 SF
Zoning code
O-1
APN
71 010 03 0002 000
UPID
US43-0909504
Jurisdiction
WAYNE
Metro division
DETROIT-LIVONIA-DEARBORN, MI METROPOLITAN DIVISION
Zoning & alternative use
O-1 · Canton, MI
Zoning O-1 · permitted uses
O-1 · Canton, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Canton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$445,000
COMMERCIAL (GENERAL)
Est. value
$765,000
OFFICE BUILDING
Est. value
$605,000
AUTO REPAIR, GARAGE
Est. value
$500,000
RETAIL STORES
Est. value
$490,000
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1980
Heating
FORCED AIR
Stories
1
Current owner
From public records · entity-resolved
Havens Holdings LLC
Entity
Mailing address
8508 N CANTON CTR RD, CANTON, MI 48187-1310
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2022
$665,000
Havens Holdings LLC
Ross W Anderson
Warranty Deed
$532,000 · Choiceone Bank
—
—
Ross W Anderson
—
Deed Of Trust
related
$250,000 · Bank Of Ann Arbor
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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