Commercial Land at Signalized
For Sale
$1,200,000
Pending
2640 S 11th Street, Niles, MI 49120
Commercial Sale, Niles, MI
Property Size5,840 SF
Lot Size1.34 Acres
Days on Market820
Property Features for 2640 S 11th Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
GB
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Interior features
Broadband
Elementary school district
Brandywine
Middle school district
Brandywine
High school district
Brandywine
Directions
Take S 11th Street (M-51) south to Bertrand Road. Property is located just prior to Bertrand Road on on northwest corner. Does not include the very corner property. The property does has access from S 11th Street and Bertrand Road.
Subdivision
Southwestern Michigan - S
Standard status
Pending
APN
111408600038000
Size
5,840 SF
Lot size
1.34 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
On file at Listing Office
Tax Annual Amount
4264
Legal Description
On file at Listing Office
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1992
Floors in Building
1
Number of units
2
Roof type
Composition
Listing Agency:
Cressy Commercial Real Estate
(574) 271-4060
Listed By:
James H Ringler · License #6506039076
(574) 298-8980
Added: Jun 19, 2024
Changed: Sep 7
Last Checked: Sep 16 at 2:06AM
MLS# 24031334
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 1.34-acre commercial land parcel includes a 5,840-square-foot improvement built in 1992. The property is currently operated as a car sales lot and includes a bathroom, forced-air heating, central air, broadband, cable availability, and a composition roof.
The site occupies a stop-light corner in Niles Charter Township with access from S. 11th Street and Bertrand Road. Its existing automotive sales use and two-road access provide a factual basis for evaluating the property for continued use or redevelopment.
The site occupies a stop-light corner in Niles Charter Township with access from S. 11th Street and Bertrand Road. Its existing automotive sales use and two-road access provide a factual basis for evaluating the property for continued use or redevelopment.
Key Highlights
- 1.34‑acre commercial land parcel
- 5,840‑square‑foot improvement built in 1992
- Currently used as a car sales lot
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
$60,624
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
5.05%
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%
$1,212,480
$1.2M
Cap Rate 7%
$866,057
$866.1K
Cap Rate 9%
$673,600
$673.6K
Market Conditions
NOI Build-Up for 5,840 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
$90.4K $15.48/SF
− Vacancy
−$3.8K −$0.65/SF
EGI
$86.6K $14.83/SF
− OpEx
−$26.0K −$4.45/SF
NOI
$60.6K $10.38/SF
Area
Berrien County, MI
Vacancy
4.20%
Lease Rate
$15.48 /SF/Yr
Expense Ratio
30.00%
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%
$1,212,480
Cap Rate 7%
$866,057
Cap Rate 9%
$673,600
Alternative Uses
Best Use
Retail
$866.1K
$757.8K – $1.01M
NOI $60,624 @ 7.0% cap · market cap 5.05%
Second Best
Industrial
$372.7K
$326.1K – $434.9K
NOI $26,091 @ 7.0% cap · market cap 2.17%
Theoretical Best
Office A
$1.23M
$1.08M – $1.43M
NOI $86,022 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
175
Businesses Nearby
58k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 73%
Shops & Services 13%
Dining 11%
Electronics 3%
Rural King
Home Improvements & Furnishings
42,506 visits/mo
0.2 miles
BIGGBY COFFEE
Dining
6,622 visits/mo
0.4 miles
Wild Bill's Tobacco
Shops & Services
3,467 visits/mo
0.1 miles
Campbell Ford, Inc
Shops & Services
2,310 visits/mo
0.3 miles
AT&T
Electronics
1,580 visits/mo
0.1 miles
Demographics for 49120, MI
37,076
Population
15,581
Households
2.4
Avg Household Size
43
Median Age
21%
College-Educated
92%
High-School Grad
116.5 sq mi
ZIP Area
318
Density / Sq Mi
$61,940
Median Household Income
$38,779
Median Earnings
$911
Median Rent
$166,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Commercial land with existing automotive sales use and access from two roads in Niles Charter Township.
Where is this commercial land located?
The property is located at 2640 S 11th Street Niles, MI.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 1.34‑acre commercial land parcel; 5,840‑square‑foot improvement built in 1992; Currently used as a car sales lot
