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    Commercial Land with Campground Permit Title is generated by Realmo AI

    2583 Sodus Parkway, Sodus, MI 49126

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    For Sale
    $319,900

    COMMERCIAL - Sodus, MI

    Lot size:
    18.48 Acres
    Added:
    Apr 12, 2024
    Days on Market:
    770
    Last Refresh:
    May 21 at 9:06 pm

    Property Features for 2583 Sodus Parkway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    11-19-0004-0005-02-1
    Lot size
    18.48 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Description
    THE W 10 A OF E1/2 OF N1/2 OF NW FRL 1/4 SEC 4 T5S R18W EXC S 100'
    Tax Annual Amount
    2789

    Utilities

    Utilities
    Electricity Available

    We can help!

    Listing Contact
    Brian Newton
    Brian Newton

    Listing agent Brian Newton License #6502412621

    Listing office Sunrise Real Estate, Inc. 2137 M-139, Benton Harbor, MI

    Listing date Apr 12, 2024

    MLS# 24017515 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

    • 18.48 Acres Zoned Commercial, offering a wide range of possibilities.
    • Boasting 638' Frontage on Townline Rd and Sodus Parkway.
    • Special Use Permit for Small Campground included.
    • Includes Two Properties (1908 & 1976 Townline Rd).
    • Three Driveway/Curb Cuts off Sodus Parkway.
    • Two Rental Homes (2 Bedroom & 3 Bedroom) on Month‑to‑Month Leases.

    Overview

    This commercially zoned property in Sodus Township encompasses 18.48 acres. The land features approximately 638 feet of frontage on both Townline Road and Sodus Parkway. Included in the sale are two parcels identified as 1908 and 1976 Townline Road, to be sold together. The property currently has two homes, one with two bedrooms and another with three bedrooms; however, the value is primarily in the land. A special use permit is in place for operating a small campground with access from Sodus Parkway. The site also benefits from three driveway/curb cuts along Sodus Parkway. The property is mainly wooded, with a small wetland area situated on the west line. A gas line easement runs through the property. Both homes are currently rented on a month-to-month basis.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Building Supply Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Auto Parts Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Sodus
    County
    Berrien
    State
    Michigan
    Longitude
    -86.414681
    Latitude
    42.069158

    Nearby Similar for Sale

    • $395,000
      27,528 SF

      Sodus Industrial Plant on 5.75 Acres

      27,000 SF industrial plant on 5.75 acres in Sodus, MI.
      3085 Yore Avenue, Sodus, MI 49126
      View Details
    • $319,900
      804,989 SF

      18.48 Acres Zoned Commercial Land

      Commercial land with frontage on Townline Rd and Sodus Parkway.
      2583 Sodus Parkway, Sodus, MI 49126
      View Details
    • $499,000

      LAND - Sodus, MI

      4244 Hillandale Road, Sodus, MI 49126
      View Details

    FAQs

    What type of property is this?
    Commercial land - 18.48 acres in Sodus, MI with commercial zoning.
    Where is this commercial land located?
    The property is located at 2583 Sodus Parkway Sodus, MI.
    What is the asking price?
    The asking price for this property is $319,900.
    What are key features of this property?
    This property features: 18.48 Acres Zoned Commercial, offering a wide range of possibilities.; Boasting 638' Frontage on Townline Rd and Sodus Parkway.; Special Use Permit for Small Campground included.
    (269) 927-1655
    We can help!
    Listing Contact
    Brian Newton
    Brian Newton
    Real Estate License ID: 6502412621
    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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