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    655 S US Hwy 131 Three Rivers, MI 49093

    View on Map
    For Sale
    $3,600,000

    COMMERCIAL - Three Rivers, MI

    Type:Retail
    Property size:
    3,097 SF
    Lot size:
    0.76 Acres
    Added:
    Oct 22, 2025
    Days on Market:
    163
    Last Refresh:
    Apr 2 at 1:06 am

    Property Features for 655 S US Hwy 131

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Bathrooms
    1
    Rooms
    Bathroom 1
    Parking
    6
    Interior features
    Broadband
    Standard status
    Active
    APN
    051-530-053-05
    Size
    3,097 SF
    Lot size
    0.76 Acres

    Taxes and HOA fees

    TaxYear
    2025
    TaxDescription
    ALL THAT PART OF THE NE 1/4 OF SEC 24, TWP 6S R12 W, CITY OF THREE RIVERS, ST. JOSEPH COUNTY, COM AT THE E 1/4 COR SE
    TaxAnnualAmount
    13512

    Utilities

    Utilities
    Natural Gas Available
    Heating system
    Hot Water(Heating), Radiant

    Building Details

    Year built
    2021
    Floors in Building
    1
    Number of units
    1
    Building materials
    Metal Siding
    Roof type
    Metal, Rubber

    We can help!

    Listing Contact
    Jeffrey Glover

    Listing agent Jeffrey Glover

    Listing office Keller Williams Professionals 789 W Ann Arbor Trail, Kentwood, MI

    Listing date Oct 22, 2025

    MLS# 25054329

    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

    Automated Car Wash Investment Opportunity

    This exceptional investment opportunity features a thriving, fully automated car wash operation, including the real estate, equipment, and business rights. Beam & Gleam Express Auto Wash offers a proven cash-flowing model requiring minimal oversight. Constructed in 2021, the property and equipment are in excellent condition. The car wash features two 70-foot in-bay express tunnels capable of servicing up to 300 vehicles daily. The system accommodates compact luxury vehicles to larger fleet liners, making it ideal for expanding into fleet contracts. Integrated management software provides detailed vehicle tracking and reporting. Daily maintenance is handled by a part-time technician, allowing for remote, low-touch ownership. The property size is 3097 square feet, situated on a 0.76-acre lot.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Beam & Gleam Express ... Car Wash

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Three Rivers
    County
    St. Joseph
    State
    Michigan
    Longitude
    -85.65085
    Latitude
    41.935408

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    FAQs

    What type of property is this?
    Car wash - Thriving car wash business with real estate and equipment included.
    Where is this car wash located?
    The property is located at 655 S US Hwy 131 Three Rivers, MI.
    What is the asking price?
    The asking price for this property is $3,600,000.
    What are key features of this property?
    This property features: Fully automated, cash‑flowing car wash business with real estate, equipment, and business rights included.; High‑capacity: **Two 70‑foot in‑bay express tunnels service up to 300 vehicles daily.**; Constructed in 2021: Property and equipment are in excellent condition.
    (616) 594-1000
    We can help!
    Listing Contact
    Jeffrey Glover
    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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