Flex Building with
For Sale
$799,900
1656 Hilltop Road, St Joseph, MI 49085
Versatile commercial layout combines customer-facing, operational, and office areas.
Property Size11,350 SF
Lot Size0.53 Acres
Price / SF$70.48
Days on Market21
Property Features for 1656 Hilltop Road
General Information
Standard status
Active
Size
11,350 SF
Lot size
0.53 Acres
Property subtype
Commercial
Additional Details
Road Access
Yes
Dock-High Doors
3
Taxes and HOA fees
Annual Taxes
$5,523
Building Details
Building Size
11,350 SF
Year Built
1973
Buildings
1
Units
1
Listing Agency:
NAI Wisinski of West Michigan
(269) 353-0311
Listed By:
Kara Schroer · License #6501373674
(269) 353-0311
Source:
Eliterealtymi
Added: Aug 1
Changed: Aug 14
Last Checked: Aug 20 at 2:11PM
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 NAI Wisinski of West Michigan
Investment Insights
Based on property information with market context.
This 11,350-square-foot flex building occupies 0.53 acres in St. Joseph and contains a showroom, warehouse and storage areas, plus office and meeting space. The warehouse is equipped with hanging heat and three internal loading docks. Front-door parking supports customer access, while the combination of public-facing and work-oriented areas accommodates a range of commercial operations.
The property fronts approximately 100 feet along Hilltop Road and is directly adjacent to Martin's Supermarket. It sits between 1st Source Bank and the new Martin's Gas Station, with convenient access to the Niles Road retail corridor and nearby commercial amenities. Built in 1973, the site is positioned within an established neighborhood retail setting.
The property fronts approximately 100 feet along Hilltop Road and is directly adjacent to Martin's Supermarket. It sits between 1st Source Bank and the new Martin's Gas Station, with convenient access to the Niles Road retail corridor and nearby commercial amenities. Built in 1973, the site is positioned within an established neighborhood retail setting.
Key Highlights
- 11,350 SF flex building on 0.53 acres
- Approximately 100 feet of frontage on Hilltop Road
- Showroom, warehouse/storage, office, and meeting areas
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$61,573
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.70%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,231,460
$1.2M
Cap Rate 7%
$879,614
$879.6K
Cap Rate 9%
$684,144
$684.1K
Market Conditions
NOI Build-Up for 11,350 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$79.0K $6.96/SF
− Vacancy
−$6.6K −$0.58/SF
EGI
$72.4K $6.38/SF
− OpEx
−$10.9K −$0.96/SF
NOI
$61.6K $5.42/SF
Area
Berrien County, MI
Vacancy
8.30%
Lease Rate
$6.96 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,231,460
Cap Rate 7%
$879,614
Cap Rate 9%
$684,144
Alternative Uses
Best Use
Warehouse
$879.6K
$769.7K – $1.03M
NOI $61,573 @ 7.0% cap · market cap 7.70%
Second Best
Flex RnD
$811.8K
$710.3K – $947.1K
NOI $56,827 @ 7.0% cap · market cap 7.10%
Theoretical Best
Office A
$2.39M
$2.09M – $2.79M
NOI $167,184 @ 7.0% cap · market cap 20.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Dock-high doors
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
251
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 49085, MI
24,047
Population
11,468
Households
2.1
Avg Household Size
44
Median Age
49%
College-Educated
97%
High-School Grad
24.1 sq mi
ZIP Area
998
Density / Sq Mi
$101,763
Median Household Income
$58,316
Median Earnings
$1,099
Median Rent
$287,300
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial layout combines customer-facing, operational, and office areas.
Where is this flex space located?
The property is located at 1656 Hilltop Road St Joseph, MI.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: 11,350 SF flex building on 0.53 acres; Approximately 100 feet of frontage on Hilltop Road; Showroom, warehouse/storage, office, and meeting areas
