Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    New Buffalo Commercial/Residential Land Title is generated by Realmo AI

    446 E Buffalo Street, New Buffalo, MI 49117

    View on Map
    Claim this Listing
    For Sale
    $375,000

    LAND - New Buffalo, MI

    Lot size:
    0.60 Acres
    Added:
    Jul 14, 2025
    Days on Market:
    307
    Last Refresh:
    May 16 at 6:06 pm

    Property Features for 446 E Buffalo Street

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    11-62-1150-0013-00-0
    Lot size
    0.60 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Exclusive right to sell
    Tax Annual Amount
    1222

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Andrew Valaitis

    Listing agent Andrew Valaitis License #6501411851

    Listing office Keller Williams Realty SWM 307 W Buffalo St Suite D, St. Joseph, MI

    Listing date Jul 14, 2025

    MLS# 25034518 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 in the heart of New Buffalo, just blocks from Lake Michigan.
    • Versatile General Business District zoning allows for commercial, multifamily, or residential development.
    • Expansive lot with high visibility and significant frontage on three streets (Buffalo/US 12, Wilson Street, and E Merchant).
    • Excellent traffic exposure and easy access to local amenities.
    • Utilities available: Cable, Public Water, and Public Sewer.
    • Opportunity for a thriving business, multifamily housing, or a custom lakeside home with rental potential.

    Overview

    This property is located in New Buffalo, MI, blocks from Lake Michigan. The expansive lot features 60 feet of frontage along Buffalo/US 12, 396 feet of frontage on Wilson Street, and an additional 60 feet along E Merchant. Zoned General Business District, this parcel is suitable for various developments, including a business, multifamily housing, or a home with rental opportunities. The location provides traffic exposure and access to local amenities. This property offers possibilities in a desirable area.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    New Buffalo
    County
    Berrien
    State
    Michigan
    Longitude
    -86.7386
    Latitude
    41.796974

    Nearby Similar for Sale

    • $499,000

      Corner Parcel in New Buffalo

      One-acre commercial land near beaches, golf, and downtown.
      19175 US-12, New Buffalo, MI 49117
      View Details
    • $620,000
      2,708 SF

      Mixed-Use Property in New Buffalo

      Mixed-use property with residence in Harbor Country, New Buffalo.
      1 S Griffith Street, New Buffalo, MI 49117
      View Details
    • $3,999,999
      5,622 SF

      Brewery with Panoramic Nature Preserve Views

      Brewery in New Buffalo with indoor/outdoor seating and nature preserve views.
      17684 US-12, New Buffalo, MI 49117
      View Details
    • $29,999

      New Buffalo Marina Slip For Sale

      41' marina slip with amenities near Lake Michigan.
      366 Peninsula, New Buffalo, MI 49117
      View Details
    • $499,900

      Harbor Country Estate Land Opportunity

      Private 15-acre estate land near New Buffalo, Michigan.
      18906 S Lakeside Road, New Buffalo, MI 49117
      View Details
    • $590,000

      New Buffalo Triplex Opportunity

      Income-producing triplex in New Buffalo near downtown and beach.
      121 E Michigan Street, New Buffalo, MI 49117
      View Details
    • $579,000

      New Buffalo Land Opportunity

      Three-acre land parcel in New Buffalo, Michigan.
      01 Hoder Road, New Buffalo, MI 49117
      View Details
    • $1,250,000
      3,863 SF

      Prime Commercial Land Opportunity

      8.34-acre commercial land with high visibility and utilities.
      9950 US 12, New Buffalo, MI 49117
      View Details
    • $450,000

      New Buffalo Restaurant and Retail

      Restaurant and retail space in New Buffalo, Michigan for sale.
      801 W Buffalo St, New Buffalo, MI 49117
      View Details
    • $408,500
      1,500 SF

      COMMERCIAL - New Buffalo, MI

      427 S Whittaker Street, New Buffalo, MI 49117
      View Details
    • $95,000

      Half-Acre Lot Near Downtown

      Partially wooded 0.55-acre lot near shops and beach.
      315 S Clinton Street, New Buffalo, MI 49117
      View Details
    • $399,000

      Commercial Lots Near New Buffalo

      Commercial lots near the beach, marina, and train station.
      309 S Whittaker Street, New Buffalo, MI 49117
      View Details

    FAQs

    What type of property is this?
    Commercial land - Versatile property in New Buffalo, MI, near Lake Michigan.
    Where is this commercial land located?
    The property is located at 446 E Buffalo Street New Buffalo, MI.
    What is the asking price?
    The asking price for this property is $375,000.
    What are key features of this property?
    This property features: Prime location in the heart of New Buffalo, just blocks from Lake Michigan.; Versatile General Business District zoning allows for commercial, multifamily, or residential development.; Expansive lot with high visibility and significant frontage on three streets (Buffalo/US 12, Wilson Street, and E Merchant).
    (630) 805-2202
    We can help!
    Listing Contact
    Andrew Valaitis
    Real Estate License ID: 6501411851
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    446 E Buffalo Street, New Buffalo, MI 49117
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!