Flex Building with 600-Amp
For Sale
$224,500
4863 US Highway 12, Three Oaks, MI 49128
Commercial Sale, Three Oaks, MI
Property Size3,500 SF
Lot Size1.63 Acres
Price / SF$64.14
Days on Market347
Property Features for 4863 US Highway 12
General Information
Property type
Commercial Sale
Property subtype
Retail
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1, Basement
Elementary school district
River Valley
Middle school district
River Valley
High school district
River Valley
Directions
Corner of Avery Rd. & US 12 Hwy
Subdivision
Southwestern Michigan - S
Standard status
Active
APN
11-09-0006-0006-02-1
Size
3,500 SF
Lot size
1.63 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Legal to follow per title commitment
Tax Annual Amount
2427
Legal Description
Legal to follow per title commitment
Utilities
Utilities
Propane
Sewer type
Septic Tank
Heating system
Forced Air
Water source
Well
Building Details
Year built
1930
Floors in Building
1
Number of units
1
Building materials
Vinyl Siding
Roof type
Composition
Listing Agency:
Cressy & Everett R.E. of Harbor Country
(269) 469-1256
Listed By:
Maggie Olson · License #6501284410
(269) 612-1350
Added: Sep 23, 2025
Changed: Aug 27
Last Checked: Sep 4 at 12:06PM
MLS# 25049228
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 flex property includes a 3,500-square-foot commercial building constructed in 1930 with steel beam construction, vinyl siding, newer windows, and a composition roof replaced in 2024. Approximately 2,100 square feet features original maple floors and original ceilings. The building also includes a large basement with high ceilings, forced-air heating, a bathroom, and 600-AMP electrical service. It is currently configured as a fully equipped woodshop, with a professional spray booth, dust collection system, and compressed air lines potentially available.
The property occupies a visible position along US Highway 12 in Three Oaks, Michigan, with 428 feet of highway frontage. Water is supplied by a well, wastewater is handled by a septic tank, and propane serves as the listed utility source. The existing improvements offer a range of commercial configurations within the flex space classification.
The property occupies a visible position along US Highway 12 in Three Oaks, Michigan, with 428 feet of highway frontage. Water is supplied by a well, wastewater is handled by a septic tank, and propane serves as the listed utility source. The existing improvements offer a range of commercial configurations within the flex space classification.
Key Highlights
- 3,500 square feet of commercial building space on US Highway 12
- 428 feet of frontage along US Highway 12
- 600‑AMP electrical service
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
$17,524
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
7.81%
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%
$350,480
$350.5K
Cap Rate 7%
$250,343
$250.3K
Cap Rate 9%
$194,711
$194.7K
Market Conditions
NOI Build-Up for 3,500 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
$29.4K $8.40/SF
− Vacancy
−$2.4K −$0.70/SF
EGI
$27.0K $7.70/SF
− OpEx
−$9.4K −$2.70/SF
NOI
$17.5K $5.01/SF
Area
Berrien County, MI
Vacancy
8.30%
Lease Rate
$8.40 /SF/Yr
Expense Ratio
35.00%
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%
$350,480
Cap Rate 7%
$250,343
Cap Rate 9%
$194,711
Alternative Uses
Best Use
Flex RnD
$250.3K
$219.1K – $292.1K
NOI $17,524 @ 7.0% cap · market cap 7.81%
Second Best
Industrial
$223.4K
$195.5K – $260.6K
NOI $15,637 @ 7.0% cap · market cap 6.97%
Theoretical Best
Office A
$736.5K
$644.4K – $859.2K
NOI $51,554 @ 7.0% cap · market cap 22.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 49128, MI
3,448
Population
1,929
Households
1.8
Avg Household Size
52
Median Age
24%
College-Educated
94%
High-School Grad
43.7 sq mi
ZIP Area
79
Density / Sq Mi
$73,023
Median Household Income
$41,460
Median Earnings
$984
Median Rent
$247,000
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Commercial building with original maple flooring, basement space, and substantial electrical capacity for flexible business use.
Where is this flex space located?
The property is located at 4863 US Highway 12 Three Oaks, MI.
What is the asking price?
The asking price for this property is $224,500.
What are key features of this property?
This property features: 3,500 square feet of commercial building space on US Highway 12; 428 feet of frontage along US Highway 12; 600‑AMP electrical service
