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Property profile & analytics
OFF-MARKET
Estimated value
$4,035,000
Commercial land
Water Tower Pl Clarkston, MI 48348
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US43-4195249
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
2.2 ac (95,832 SF)
Zoning code
PUD
APN
J -08-30-401-035
UPID
US43-4195249
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
$4.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.04M
Owner & transaction history
Water Tower Center LLC · 3 yrs held
Water Tower Center LLC
since 2022
Last sale
$3.9M
3 recorded transactions
Zoning & alternative use
PUD · Clarkston, 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 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
$4,135,000
ML approach
$4,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.04M
Range $3.63M – $4.44M · ±10% · vs last sale $3.90M (Nov 4 2022)
Last sale anchor
$3.90M
Nov 4 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
—
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
$11,556
Tax year 2023
Assessed value
$240,300
Assessed 2024
Previous assessed
$229,600
+4.7% YoY
Effective rate
4.81%
On assessed value
Assessed land
$240,300
Land market value
$480,600
Total market value
$480,600
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
2.2 ac (95,832 SF)
Zoning code
PUD
APN
J -08-30-401-035
UPID
US43-4195249
Jurisdiction
OAKLAND
Metro division
WARREN-TROY-FARMINGTON HILLS, MI METROPOLITAN DIVISION
Zoning & alternative use
PUD · Clarkston, MI
Zoning PUD · permitted uses
PUD · 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.
Building & site characteristics
From public records
Heating
NONE
Lot
2.2 ac
Current owner
From public records · entity-resolved
Water Tower Center LLC
Entity
Free & Clear · 3 yrs held
Mailing address
5701 BOW POINTE DR STE #100, CLARKSTON, MI 48346-3199
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Jun 17, 2025
—
Amo Investors IV LLC
—
Deed
related
$2,800,000 · Oxford Bank
Mar 1, 2023
—
Srjy5080 LLC
—
Deed
related
$3,600,000 · The Farmers & Merchants State Bank
Nov 4, 2022
$2,266,000
Water Tower Center LLC
Manchester Clarkston LLC
Warranty Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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