Concert Venue with
For Sale
$1,283,000
117 - 133 E Allegan Street, Otsego, MI 49078
Commercial Sale, Otsego, MI
Property Size7,148 SF
Lot Size0.05 Acres
Price / SF$179.49
Days on Market271
Property Features for 117 - 133 E Allegan Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
CBD
Bathrooms
7
Full bathrooms
7
Rooms
Bathroom 1, Bathroom 5, Bathroom 3, Bathroom 4, Bathroom 7, Bathroom 6, Bathroom 2
Elementary school district
Otsego
Middle school district
Otsego
High school district
Otsego
Directions
I-94 to US-131 North to Otsego exit West
Subdivision
Greater Kalamazoo - K
Standard status
Active
APN
54-100-048-20
Size
7,148 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
per title commitment
Tax Annual Amount
10807
Legal Description
per title commitment
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Central Air
Amenities
16 stall Bathroom Trailer
brewery
hospitality suite
office space
two stages
69 taps
three keg coolers
outdoor space
Building Details
Year built
1950
Floors in Building
1
Number of units
5
Building materials
Brick
Listing Agency:
Chuck Jaqua, REALTOR
(269) 381-7653
Listed By:
Joanne K Becker · License #6502342093
(269) 217-9878
Added: Dec 3, 2025
Changed: Aug 19
Last Checked: Aug 31 at 9:06AM
MLS# 25061874
Copyright © 2026 Michigan Regional Information Center, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 7,148-square-foot brick hospitality property, built in 1950, combines a concert venue, restaurant, brewery, and office space. The layout includes two stages, a large hospitality suite, and three keg coolers supporting 69 taps. The sale includes real estate, FF&E, a 16 stall bathroom trailer, and a Class C Liquor License with four serving locations. Heating is provided by forced air, with central air conditioning and cable availability.
Located at 117 - 133 E Allegan Street in Otsego, the property is adjacent to a city parking lot and benefits from additional parking lots and street parking. Interior seating exceeds 200 guests, while the outdoor area accommodates 1200 people. The brewery’s beers are served throughout the property’s listed serving locations.
Located at 117 - 133 E Allegan Street in Otsego, the property is adjacent to a city parking lot and benefits from additional parking lots and street parking. Interior seating exceeds 200 guests, while the outdoor area accommodates 1200 people. The brewery’s beers are served throughout the property’s listed serving locations.
Key Highlights
- 7,148 SF brick property on 0.05 acres, built in 1950
- Concert venue with two stages and outdoor capacity for 1200 people
- Interior seating for over 200 guests
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$79,503
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.20%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,590,060
$1.6M
Cap Rate 7%
$1,135,757
$1.1M
Cap Rate 9%
$883,367
$883.4K
Market Conditions
NOI Build-Up for 7,148 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$110.7K $15.48/SF
− Vacancy
−$4.6K −$0.65/SF
EGI
$106.0K $14.83/SF
− OpEx
−$26.5K −$3.71/SF
NOI
$79.5K $11.12/SF
Area
Allegan County, MI
Vacancy
4.20%
Lease Rate
$15.48 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,590,060
Cap Rate 7%
$1,135,757
Cap Rate 9%
$883,367
Alternative Uses
Best Use
Specialty Retail
$1.14M
$993.8K – $1.33M
NOI $79,503 @ 7.0% cap · market cap 6.20%
Second Best
Industrial
$477.5K
$417.8K – $557.1K
NOI $33,426 @ 7.0% cap · market cap 2.61%
Theoretical Best
Hotel Hospitality
$67.13M
$58.74M – $78.31M
NOI $4,698,897 @ 7.0% cap · market cap 366.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
288
Businesses Nearby
Explore this area
Business Placement
Demographics for 49078, MI
9,483
Population
4,315
Households
2.2
Avg Household Size
41
Median Age
19%
College-Educated
92%
High-School Grad
49.5 sq mi
ZIP Area
192
Density / Sq Mi
$77,517
Median Household Income
$44,956
Median Earnings
$1,106
Median Rent
$189,600
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Theater & concert hall - Brick hospitality property with two stages, brewery operations, and a Class C Liquor License covering four serving locations.
Where is this theater & concert hall located?
The property is located at 117 - 133 E Allegan Street Otsego, MI.
What is the asking price?
The asking price for this property is $1,283,000.
What are key features of this property?
This property features: 7,148 SF brick property on 0.05 acres, built in 1950; Concert venue with two stages and outdoor capacity for 1200 people; Interior seating for over 200 guests
