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    Union Pier Commercial Acreage Title is generated by Realmo AI

    16351 Red Arrow Highway, Union Pier, MI 49129

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    Claim this Listing
    New
    For Sale
    $630,000

    COMMERCIAL - Union Pier, MI

    Lot size:
    3.40 Acres
    Added:
    May 21, 2026
    Days on Market:
    2
    Last Refresh:
    May 22 at 4:06 am

    Property Features for 16351 Red Arrow Highway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    11-13-0336-0073-12-0
    Lot size
    3.40 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    SPLIT/COMBINED ON 05/10/2019 FROM 13-0336-0073-04-3, 13-0336-0073-08-6, 13-0336-0060-00-6; LENGTHY SEE TAX AND TITLE RECORDS.
    Tax Annual Amount
    163

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Water source
    Public
    Water front features
    Lake
    Water front
    1

    We can help!

    Listing Contact
    Angella German
    Angella German

    Listing agent Angella German License #6506040705

    Listing office Coldwell Banker Realty 10 N Whittaker St., Northbrook, MI

    Listing date May 21, 2026

    MLS# 26024081 Listing URL

    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.

    HighLights

    • Prime location: Just one mile to Lake Michigan (Townline Road Beach).
    • Versatile C‑1 zoning allows for residential, multi‑family, mixed‑use development, and short‑term rentals.
    • 3.40 acres ideal for a private estate, family compound, or development.
    • Direct access to the Marquette Greenway trail.
    • City water, city sewer, and natural gas utilities available.
    • Proximity to New Buffalo Amtrak, boating/marina, Three Oaks, and Warren Dunes State Park.

    Overview

    This 3.4-acre property is located in Union Pier, Michigan, just one mile from Lake Michigan at Townline Road Beach. The site is zoned C-1 General Commercial, allowing for a variety of uses, including residential, multi-family, and mixed-use development, with the potential for multiple units per acre. City water, city sewer, and natural gas utilities are available. New Buffalo Township permits short-term vacation rentals, presenting an investment opportunity. Accessory buildings, including pole barns, are allowed, providing space for boat storage or collector vehicles. The Marquette Greenway trail is directly across the street, offering easy access to downtown and nearby beaches. The property is located six minutes from downtown New Buffalo's Amtrak, boating/marina, Three Oaks, and eight miles from Warren Dunes State Park. It is suited for a private estate, family compound, or a mixed-use development.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Kitchen & Bath Showroom Storage Facility Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Union Pier
    County
    Berrien
    State
    Michigan
    Longitude
    -86.696436
    Latitude
    41.823273

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    FAQs

    What type of property is this?
    Commercial land - 3.4 acres near Lake Michigan, ideal for development.
    Where is this commercial land located?
    The property is located at 16351 Red Arrow Highway Union Pier, MI.
    What is the asking price?
    The asking price for this property is $630,000.
    What are key features of this property?
    This property features: Prime location: Just one mile to Lake Michigan (Townline Road Beach).; Versatile C‑1 zoning allows for residential, multi‑family, mixed‑use development, and short‑term rentals.; 3.40 acres ideal for a private estate, family compound, or development.
    (269) 266-2262
    We can help!
    Listing Contact
    Angella German
    Angella German
    Real Estate License ID: 6506040705
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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