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    6481 28th Avenue Hudsonville, MI 49426

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    Claim this Listing
    For Sale
    $700,000

    COMMERCIAL - Hudsonville, MI

    Type:Retail
    Property size:
    682 SF
    Lot size:
    0.53 Acres
    Price / SF:
    $1,026/SF
    Added:
    Apr 20, 2026
    Days on Market:
    10
    Last Refresh:
    Apr 29 at 11:06 am

    Property Features for 6481 28th Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Bathrooms
    1
    Rooms
    Bathroom 1
    Interior features
    Broadband
    Standard status
    Active
    APN
    71-41-21-300-092
    Size
    682 SF
    Lot size
    0.53 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Description
    See addendum
    Tax Annual Amount
    2911

    Utilities

    Utilities
    Cable Available
    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1985
    Floors in Building
    1
    Number of units
    1
    Building materials
    Vinyl Siding
    Roof type
    Composition

    We can help!

    Listing Contact
    Steve Frody
    Steve Frody

    Listing agent Steve Frody License #6502366345

    Listing office City2Shore Real Estate Inc. 6501 Balsam Drive, Hudsonville, MI

    Listing date Apr 20, 2026

    MLS# 26016877

    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

    Iconic Ice Cream Shop For Sale

    This well-known ice cream shop in Hudsonville has been a local favorite for over 35 years. The property features a built-in drive-thru and two access points. Situated on a high-traffic corner in a growing area, it is located near hundreds of new apartments and homes. The property offers potential for expansion and the flexibility to open year-round to increase revenue. Currently operating seasonally, this is a turn-key operation. The property size is 682 square feet and the lot size is 0.53 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Country Sundae Grocery & Convenience Store

    Suggested Use

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

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

    Similar Places Nearby

    • Starbucks — 6480 28th Ave, Hudsonville, MI 49426
    • Maggie's Be Café — 6490 28th Ave, Hudsonville, MI 49426

    Location Insight

    • Map
    • Local Demand
    City
    Hudsonville
    County
    Ottawa
    State
    Michigan
    Longitude
    -85.852239
    Latitude
    42.886963

    Nearby Similar for Sale

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      Mechanic shop ready to transform into your dream retail business.
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    • $374,500
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      Under-Construction Condos Near Grand Rapids

      New condos with recreation area, close to Grand Rapids.
      3620 Buckingham Lane 40, Hudsonville, MI 49426
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    • $274,900
      1,616 SF

      Move-In Ready Condo in Hudsonville

      Well-maintained 2-bedroom, 2-bath condo with finished walkout basement.
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    FAQs

    What type of property is this?
    Coffee shop - Well-known ice cream shop with drive-thru in high-traffic area.
    Where is this coffee shop located?
    The property is located at 6481 28th Avenue Hudsonville, MI.
    What is the asking price?
    The asking price for this property is $700,000.
    What are key features of this property?
    This property features: Well‑established ice cream shop with **35+ years of local popularity and tradition.**; **High‑traffic corner location** in a growing area with new residential developments.; **Turn‑key operation**, ready for immediate ownership and management.
    (616) 662-9664
    We can help!
    Listing Contact
    Steve Frody
    Steve Frody
    Real Estate License ID: 6502366345
    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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