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    406 410-412 North Shore Drive South Haven, MI 49090

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    Pending
    $1,200,000

    MULTI_FAMILY - South Haven, MI

    Lot size:
    0.30 Acres
    Added:
    Sep 30, 2025
    Days on Market:
    221
    Last Refresh:
    May 7 at 11:06 pm

    Property Features for 406 410-412 North Shore Drive

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    6
    Rooms
    Bathroom 1, Bedroom 2, Bathroom 3, Bedroom 4, Bedroom 1, Bedroom 5, Basement, Bathroom 2, Bedroom 6, Bedroom 3
    Parking
    6
    Basement
    Full, Crawl Space
    Standard status
    Pending
    APN
    805383501600/ 805383501500
    Lot size
    0.30 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    910-697 914-183 921-566 1129-136 1176-730 C500 1-17 LOT 15 BLK 5 NAPIERS AMENDED ADD. 910-698 914-183 921-566 1129-128 1176-731 C501 1-17 LOT 16 BLK 5 NAPIERS AMENDED ADD
    Tax Annual Amount
    28527

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Heating system
    Heat Pump (Heating), Forced Air
    Cooling system
    Central Air
    Water front features
    Lake
    Water front
    1

    Building Details

    Year built
    1940
    Number of units
    3
    Building materials
    Aluminum Siding, Stucco, Wood Siding
    Roof type
    Composition

    We can help!

    Listing Contact
    Courtney Arkins

    Listing agent Courtney Arkins

    Listing office Greenridge Realty South Haven 300 Kalamazoo St., South Haven, MI

    Listing date Sep 30, 2025

    MLS# 25050163 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

    • Rare investment opportunity: 3 separate, fully renovated cottages on 2 lots with rental permits.
    • Turn‑key sale: All furnishings included for immediate rental or personal use.
    • Income potential: Rent 2 cottages while enjoying one, or rent all 3 for maximum return.
    • Prime location: Steps to Oak St beach and a short walk to downtown and the harbor.
    • Completely renovated in 2021: Includes updated electrical, new paint, updated bathrooms & kitchens, and more.
    • Coastal contemporary vibe: Sun‑filled and perfectly decorated.

    Overview

    Renovated Cottages on North Shore

    This property presents a rare investment opportunity, featuring three separate cottages located on South Haven's desirable North Shore. Situated on two lots, these completely renovated cottages all possess rental permits. Each cottage includes 2 bedrooms and 1 bathroom. The interiors are sun-filled and decorated with a coastal contemporary aesthetic. The living and dining rooms are designed to comfortably accommodate large family gatherings. Renovations completed in 2021 encompass new paint, both interior and exterior, updated electrical systems, new drywall, refurbished original pine floors, updated bathrooms and kitchens, gutters, electric fireplaces, fixtures, window treatments, and new furnishings. All furnishings are included in the sale, offering a turnkey opportunity. This property is suitable as a summer home with income potential from two short-term rentals, or it can be used to rent all three cottages for a strong return on investment. The location is just steps from the sand at Oak St beach and a short walk to downtown and the harbor. The lot size is 0.3 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Hair Salon Building Supply Nail Salon Auto Repair Shop Gym & Fitness Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    South Haven
    County
    Van Buren
    State
    Michigan
    Longitude
    -86.274954
    Latitude
    42.412839

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    FAQs

    What type of property is this?
    Triplex - Three renovated cottages near Oak St beach, South Haven.
    Where is this triplex located?
    The property is located at 406 410-412 North Shore Drive South Haven, 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: Rare investment opportunity: 3 separate, fully renovated cottages on 2 lots with rental permits.; Turn‑key sale: All furnishings included for immediate rental or personal use.; Income potential: Rent 2 cottages while enjoying one, or rent all 3 for maximum return.
    (616) 446-8864
    We can help!
    Listing Contact
    Courtney Arkins
    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.

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