Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Residential Land in Niles, MI Title is generated by Realmo AI

    V/L S 3rd Street, Niles, MI 49120

    View on Map
    Claim this Listing
    Picture of Residential land & home lots at V/L S 3rd Street, Niles, MI
    For Sale
    $53,000

    LAND - Niles, MI

    Lot size:
    2.80 Acres
    Added:
    Mar 23, 2026
    Days on Market:
    50
    Last Refresh:
    May 11 at 7:06 pm

    Property Features for V/L S 3rd Street

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    73-0035-0017-01-0
    Lot size
    2.80 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    See attached survey

    Utilities

    Utilities
    Natural Gas Available
    Water source
    Public

    We can help!

    Listing Contact
    Jamie Tolosa
    Jamie Tolosa

    Listing agent Jamie Tolosa

    Listing office R1 Property Group 210 E Main St. #201, Niles, MI

    Listing date Mar 23, 2026

    MLS# 26011430 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

    • 2‑acre wooded parcel offers privacy.
    • Utilities (Natural Gas) are available.
    • Road frontage provides easy access.
    • Convenient location in Niles.
    • Public water source available.
    • Ready to build.

    Overview

    This 2.8-acre wooded parcel is located in Niles, Michigan. The property offers road frontage and available utilities. It provides convenient access to local shops and dining. This parcel is intended for residential use, offering an opportunity to build a custom home.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Niles
    County
    Berrien
    State
    Michigan
    Longitude
    -86.254716
    Latitude
    41.814697

    Nearby Similar for Sale

    • $460,000
      8,500 SF

      Niles Commercial Property For Sale

      Well-maintained commercial property with showroom, greenhouse, and residential home.
      1521 E Main Street, Niles, MI 49120
      View Details
    • $650,000
      8,600 SF

      Niles Commercial Property with Acreage

      Versatile commercial property with multiple buildings and flexible space.
      1115 State Line Road, Niles, MI 49120
      View Details
    • $510,000
      3,200 SF

      Versatile Commercial Property on High-Traffic Street

      40x80 commercial property with live/work space and ample parking.
      2604 S 11th Street, Niles, MI 49120
      View Details
    • $1,300,000
      3,140 SF

      Retail Property on High-Traffic Corridor

      Retail property in Niles' primary commercial area with high visibility.
      1295 S 11th Street, Niles, MI 49120
      View Details
    • $550,000
      720 SF

      Retail Property in Niles, MI

      Retail space for sale in high-traffic Niles, Michigan location.
      2142 S 11th Street, Niles, MI 49120
      View Details
    • $341,000
      6,000 SF

      Turnkey Industrial Facility on 4.3 Acres

      6,000 SF industrial facility with advanced indoor agriculture setup.
      1760 Renaissance Drive, Niles, MI 49120
      View Details
    • $359,000

      Niles Multifamily Development Opportunity

      Multifamily property with development potential on nearly 1.5 acres.
      2394 Yankee Street, Niles, MI 49120
      View Details
    • $159,000

      Niles Duplex: Investor or Owner

      Well-located Niles duplex with income potential and recent updates.
      527 Howard St., Niles, MI 49120
      View Details
    • $950,000
      5,280 SF

      Adaptable Office/Medical Space Near Downtown

      Updated office/medical space near downtown Niles and the hospital.
      122 Grant Street, Niles, MI 49120
      View Details
    • $490,000
      2,700 SF

      Commercial Property in Niles, MI

      2,700 SF commercial property with high visibility in Niles.
      2229 S 11th Street, Niles, MI 49120
      View Details
    • $600,000

      50 Acres Hunting/Farmland Opportunity

      50 acres in Michigan near Indiana border with hunting and farmland.
      Portage Road, Niles, MI 49120
      View Details
    • $975,000
      11,696 SF

      Historic Niles Building For Sale

      Downtown Niles building with gym and residential tenants.
      115 E Main Street, Niles, MI 49120
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 2.8-acre wooded parcel ready for your dream home.
    Where is this residential land & home lot located?
    The property is located at V/L S 3rd Street Niles, MI.
    What is the asking price?
    The asking price for this property is $53,000.
    What are key features of this property?
    This property features: 2‑acre wooded parcel offers privacy.; Utilities (Natural Gas) are available.; Road frontage provides easy access.
    (269) 635-8451
    We can help!
    Listing Contact
    Jamie Tolosa
    Jamie Tolosa
    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
    V/L S 3rd Street, Niles, MI 49120
    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!