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    Downtown Allegan Redevelopment Opportunity Title is generated by Realmo AI

    110 106 Locust Street, Allegan, MI 49010

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    Two contiguous properties for mixed-use redevelopment in historic Allegan.

    Type:Office
    Property size:
    6,600 SF
    Price / SF:
    $53/SF
    Added:
    Jun 28, 2022
    Days on Market:
    1424
    Last Refresh:
    Mar 16 at 12:53 pm

    Property Features for 110 106 Locust Street

    General Information

    Standard status
    Active
    Size
    6,600 SF
    Property subtype
    Office

    Building Details

    Year Built
    1880

    We can help!

    Listing Contact
    Carol Sneller
    Carol Sneller

    Listing agent Carol Sneller License #6502338165

    Listing office Coldwell Banker Sneller Real Estate

    Listing date Jun 28, 2022

    Source Crexi

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

    All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Sneller Real Estate

    HighLights

    • Rare opportunity to acquire two contiguous downtown properties for redevelopment.
    • Flexibility for mixed‑use, commercial investment, or residential conversion.
    • Located in Allegan's historic and walkable downtown district.
    • Excellent visibility and proximity to shops, dining, and the Kalamazoo Riverfront.
    • Larger footprint allows for expanded residential units or phased improvements.
    • Potential to maintain income from existing commercial space during redevelopment.

    Overview

    The properties at 106 and 110 Locust Street in Allegan present a redevelopment opportunity in the downtown district. These contiguous properties offer flexibility for mixed-use redevelopment, commercial investment, or upper-level residential conversion. The location provides visibility and proximity to local shops, dining, and the Kalamazoo Riverfront. The existing buildings support possibilities including street-level commercial space with upper-level residential units. Acquiring both properties creates a larger footprint for redevelopment, allowing investors or developers to explore expanded residential units, mixed-use concepts, or phased improvements while maintaining income potential from existing commercial space. The combined properties provide an opportunity to reposition two neighboring buildings into a larger and impactful redevelopment project. The property size is 6600 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bartz/Rumery Agency Inc Insurance Agency

    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
    Allegan
    County
    Allegan
    State
    Michigan
    Longitude
    -85.8490253
    Latitude
    42.5279711

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    FAQs

    What type of property is this?
    Mixed-use property - Two contiguous properties for mixed-use redevelopment in historic Allegan.
    Where is this mixed-use property located?
    The property is located at 110 106 Locust Street Allegan, MI.
    What is the asking price?
    The asking price for this property is $349,900.
    What are key features of this property?
    This property features: Rare opportunity to acquire two contiguous downtown properties for redevelopment.; Flexibility for mixed‑use, commercial investment, or residential conversion.; Located in Allegan's historic and walkable downtown district.
    (269) 720-0580 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Carol Sneller
    Carol Sneller
    Real Estate License ID: 6502338165
    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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