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    2604 S 11th Street Niles, MI 49120

    View on Map
    For Sale
    $515,000

    COMMERCIAL - Niles, MI

    Property size:
    3,200 SF
    Lot size:
    0.96 Acres
    Added:
    Oct 17, 2025
    Days on Market:
    167
    Last Refresh:
    Apr 1 at 3:06 am

    Property Features for 2604 S 11th Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    2
    Rooms
    Bathroom 2, Bathroom 1
    Parking
    10
    Interior features
    Broadband
    Standard status
    Active
    APN
    11-14-0860-0027-01-6
    Size
    3,200 SF
    Lot size
    0.96 Acres

    Taxes and HOA fees

    TaxYear
    2024
    TaxDescription
    per title commitment
    TaxAnnualAmount
    1241

    Utilities

    Utilities
    Cable Available
    Heating system
    Baseboard, Forced Air
    Water source
    Well

    Building Details

    Year built
    1993
    Number of units
    1
    Building materials
    Metal Siding
    Roof type
    Composition

    We can help!

    Listing Contact
    Matthew Money

    Listing agent Matthew Money

    Listing office D Mottl Realty Group LLC 228 S Front St., Dowagiac, MI

    Listing date Oct 17, 2025

    MLS# 25053620

    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.

    Overview

    Versatile Commercial Property on High-Traffic Street

    This 40x80 commercial property is located on high-traffic 11th Street in Niles. The building, formerly a machine shop, has been cleaned and prepped. It features a 12x12 overhead door, three-phase electric, and compressed air lines throughout, powered by a compressor housed in the rear shed. The interior includes two offices, a full bath, and a loft for storage. A separate living quarters with a bedroom, kitchen, full bath, and private entrance is ideal for live/work use or on-site management. The property sits on a 0.96-acre lot, providing ample parking and potential for an additional structure. This property could serve a wide range of business types, including a machine shop, repair or fabrication facility, vehicle customization shop, storage operation, catering kitchen, or fulfillment center. The property is on the Indiana-Michigan River Valley Paved Trail.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    West River Machine Industrial Manufacturer

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Niles
    County
    Berrien
    State
    Michigan
    Longitude
    -86.251598
    Latitude
    41.777043

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    FAQs

    What type of property is this?
    Manufacturing property - 40x80 commercial property with live/work space and ample parking.
    Where is this manufacturing property located?
    The property is located at 2604 S 11th Street Niles, MI.
    What is the asking price?
    The asking price for this property is $515,000.
    What are key features of this property?
    This property features: Prime location on high‑traffic 11th Street.; Separate living quarters with private entrance, perfect for live/work or on‑site management.; Three‑phase electric and compressed air lines throughout the building.
    (574) 261-1226
    We can help!
    Listing Contact
    Matthew Money
    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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