Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    8277 Arnt Blvd Watervliet, MI 49098

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $1,900,000

    Adult-Use Retail License and Leasehold Rights for sale.

    Lot size:
    1.55 Acres

    Property Features for 8277 Arnt Blvd

    General Information

    Property type
    Commercial
    Standard status
    Active
    Lot size
    1.55 Acres

    Building Details

    Year built
    2007

    We can help!

    Listing Contact
    Corbin Yaldoo
    Corbin Yaldoo
    Source: Elliman

    Listing Agency: C3 CRE, LLC Listing Agent: Corbin Yaldoo

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Adult-Use Provisioning Center Opportunity

    An operating Adult-Use Provisioning Center is available for sale, including an Adult-Use Retail License and Leasehold Rights. The real estate is not included in the sale. The property is located in Watervliet, a capped market with only two Adult-Use Licenses awarded. The location, situated at the end-cap position in a shopping center off I-94 Freeway, features a drive-thru, monument signage, ample parking, and 24-hour operation. The long-term lease is priced at $6,700 per month +NNN. There is an opportunity to maintain the existing cash flow and increase sales under amplified day-to-day management and existing employee retention. The property is located at 8277 Arnt Blvd, WatervlietCity_Berrien, MI 49098.
    Location Intelligence

    Current Use by Public Records

    Compassionate Care By ... Medical Clinic DOJA- WATERVLIET Medical ... (Bike/Boat/Book/etc) Store Sip 'n' Time Grocery & Convenience Store DOJA - Watervliet Recreational ... (Bike/Boat/Book/etc) Store Compassionate Care By ... (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Watervliet
    County
    Berrien
    State
    Michigan
    Longitude
    -86.25762
    Latitude
    42.18019

    Nearby Similar for Sale

    • $495,500
      4,200 SF

      Watervliet Commercial Auto Shop

      Established auto shop with loyal customer base and equipment.
      233 M140 M-140, Watervliet, MI 49098
      View Details
    • $249,500
      1,680 SF

      Main Street Retail/Office Opportunity

      Retail/office space with living quarters in high-traffic area.
      4875 N Watervliet Rd, Watervliet, MI 49098
      View Details
    • $810,000
      36.83 Acres

      36.83 Acre Income Opportunity Estate

      Estate with rental homes, cherry trees, and wine-producing vineyards.
      1980 Angling Rd, Watervliet, MI 49098
      View Details
    • $1,900,000

      Adult-Use Provisioning Center Opportunity

      Adult-Use Retail License and Leasehold Rights for sale.
      8277 Arnt Blvd, Watervliet, MI 49098
      View Details
    • $94,950
      Pending

      Retail Property with Tenant in Place

      Retail property for sale, tenant occupied through May 2025.
      7879 Red Arrow Hwy, Watervliet, MI 49098
      View Details
    • $800,000

      Bainbridge Township Vineyard with Barn

      33-acre vineyard with apple orchards, ponds, and unique barn home.
      1955 Angling Rd, Watervliet, MI 49098
      View Details
    • $199,000

      Two-Unit Home with Rental Income

      Spacious 2-unit property ideal for homebuyers or investors.
      422 N Main St, Watervliet, MI 49098
      View Details

    FAQs

    What type of property is this?
    Retail space - Adult-Use Retail License and Leasehold Rights for sale.
    Where is this retail space located?
    The property is located at 8277 Arnt Blvd Watervliet, MI.
    What is the asking price?
    The asking price for this property is $1,900,000.
    What are key features of this property?
    This property features: - Rare opportunity: Acquire an Adult-Use Retail License in Watervliet, a capped market.; - Operating Adult-Use Provisioning Center with existing cash flow.; - Long-term lease in place at $6,700 per month +NNN.
    (248) 220-1110
    Request Owner's contact information
    8277 Arnt Blvd Watervliet, MI 49098
    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.
    8277 Arnt Blvd
    Watervliet, MI 49098
    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
    8277 Arnt Blvd Watervliet, MI 49098
    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
    Corbin Yaldoo
    Corbin Yaldoo
    Real Estate License ID: 6502431997
    (248) 220-1110 (248) 220-1134
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!