Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    801 Portage Ave Three Rivers, MI 49093

    Sponsored
    For Sale
    $319,900

    COMMERCIAL - Three Rivers, MI

    Type:Retail
    Property size:
    5,430 SF
    Lot size:
    3.16 Acres
    Days on Market:
    2
    Last Refresh:
    Feb 26 at 12:06 am

    Property Features for 801 Portage Ave

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Standard status
    Active
    Rooms
    Basement, Bathroom 2, Bathroom 1
    Bathrooms
    2
    APN
    75 051 199 092 00 & 75 051 130 062 00
    Parking
    15
    Interior features
    Broadband
    Size
    5,430 SF
    Lot size
    3.16 Acres

    Utilities

    Utilities
    Cable Available
    Heating system
    Hot Water(Heating)
    Cooling system
    Window Unit(s)

    Building Details

    Year built
    1900
    Floors in Building
    1
    Number of units
    1
    Building materials
    Block
    Roof type
    Composition

    We can help!

    Listing Contact
    Garrett Hall
    Garrett Hall

    HG Real Estate (269) 205-3635

    Listing agent Garrett Hall (269) 273-7653

    Listing date Feb 25, 2026

    MLS# 26006897

    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.

    Learn more

    Property Insight Report

    Overview

    Historic Three Rivers Office Building

    This historically significant property, once the hub of the R.M. Kellogg Company, was originally purchased in 1896. The entire farm encompassed 225 acres dedicated to strawberry production and seed processing, which took place within this building. At one time, it was among the largest farms of its kind globally. Patented seeds were stored in vault-like rooms to protect their value. The original fireproof doors remain on site, reflecting the importance of the crop. The company's catalog had 185,000 subscribers, and the property featured the Kellogg Rock Gardens, remnants of which are still visible. The property's current conforming use is for a professional office. The building has a size of 5430 square feet and is situated on a 3.16-acre lot.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    O'Malley Law Office ... Law Firm

    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.

    Location Insight

    • Map
    • Local Demand
    City
    Three Rivers
    County
    St. Joseph
    State
    Michigan
    Longitude
    -85.627585
    Latitude
    41.954872

    Nearby Similar for Sale

    • $450,000
      Pending

      Established Car Wash Business Opportunity

      High-traffic car wash with expansion potential in Three Rivers, MI.
      1025 W Michigan Ave, Three Rivers, MI 49093
      View Details
    • $119,900
      600 SF

      Turnkey Commercial Building in Three Rivers

      Updated commercial building in the heart of Three Rivers, Michigan.
      102 N Lincoln Ave, Three Rivers, MI 49093
      View Details
    • $349,000
      5,130 SF

      Three Rivers Office with Lab

      Efficient office space with lab area and ample parking.
      1500 Kdf Dr, Three Rivers, MI 49093
      View Details
    • $79,900
      2,177 SF

      Commercial Property in Three Rivers

      Commercial property suitable for various businesses in a great location.
      140 W Michigan Ave, Three Rivers, MI 49093
      View Details
    • $3,600,000
      3,097 SF

      Automated Car Wash Investment Opportunity

      Thriving car wash business with real estate and equipment included.
      655 S Us Highway 131, Three Rivers, MI 49093
      View Details
    • $350,300
      0.48 Acres

      Riverfront Quadplex in Three Rivers

      Well-maintained quadplex with river frontage and 100% occupancy.
      500 River St, Three Rivers, MI 49093
      View Details
    • $350,300
      0.29 Acres

      Riverfront Quadplex in Three Rivers

      Well-maintained quadplex with river frontage and 100% occupancy.
      416 River St, Three Rivers, MI 49093
      View Details
    • $2,200,000
      47,264 SF

      Retail Building on US-131

      47,264 SF retail building on 7.3 acres for sale.
      301 Us 131, Three Rivers, MI 49093
      View Details
    • $479,900

      Downtown Three Rivers Restaurant Opportunity

      Full-service restaurant with commercial kitchen, bar, and outdoor seating.
      16 N Main St, Three Rivers, MI 49093
      View Details
    • $84,900
      0.13 Acres

      Three Rivers Duplex Investment Opportunity

      Duplex in Three Rivers offering two units for investment or owner-occupancy.
      1200 3Rd St, Three Rivers, MI 49093
      View Details
    • $349,900

      Mixed-Use Building in Downtown

      Mixed-use building with restaurant space and apartments in downtown.
      13 N Main St, Three Rivers, MI 49093
      View Details
    • $324,900
      4,439 SF

      Mixed-Use Building in Downtown

      Mixed-use building with restaurant space and apartments in downtown.
      13 N Main St, Three Rivers, MI 49093
      View Details

    FAQs

    What type of property is this?
    Office space - Unique commercial property with historical significance and office use.
    Where is this office space located?
    The property is located at 801 Portage Ave Three Rivers, MI.
    What is the asking price?
    The asking price for this property is $319,900.
    What are key features of this property?
    This property features: - Historically significant property: Former hub of the R.M. Kellogg Company.; - Unique architectural features: Original fireproof doors from seed vaults are still on site.; - Large property with historical remnants: Includes remnants of the Kellogg Rock Gardens.
    (269) 273-7653
    Request Owner's contact information
    801 Portage Ave Three Rivers, MI 49093
    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.
    801 Portage Ave
    Three Rivers, MI 49093
    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
    801 Portage Ave Three Rivers, MI 49093
    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

    We can help!
    Listing Contact
    Garrett Hall
    Garrett Hall
    Real Estate License ID: 6502432494
    (269) 273-7653 (269) 273-8185 (269) 205-3635
    Learn more
    Google sign-in failed. Please try again or use another login method.