Turn-Key Landmark
For Sale
Under Contract
$875,000
16409 Red Arrow Highway, Union Pier, MI 49129
COMMERCIAL - Union Pier, MI
Property Size6,847 SF
Lot Size2.51 Acres
Price / SF$127.79
Days on Market358
Property Features for 16409 Red Arrow Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 1, Bathroom 3, Basement
Elementary school district
New Buffalo
Middle school district
New Buffalo
High school district
New Buffalo
Directions
Directly off Red Arrow Highway
Subdivision
Southwestern Michigan - S
Standard status
Active Under Contract
APN
11-13-0336-0066-04-0
Size
6,847 SF
Lot size
2.51 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Per Title Commitment
Tax Annual Amount
10570
Legal Description
Per Title Commitment
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1900
Number of units
1
Building materials
Stucco
Roof type
Composition, Rubber
Listing Agency:
Realty Executives Instant Equity · Realty Executives International
(269) 983-7721
Listed By:
Jill Golden · License #6501424803
(269) 208-8996
Added: Aug 28, 2025
Changed: Aug 4
Last Checked: Aug 20 at 10:06PM
MLS# 25043954
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.
Investment Insights
Based on property information with market context.
This turn-key restaurant is designed around a spacious main dining area, a well-appointed bar area, and additional seating that can be configured for private parties. At 6,847 square feet, the interior layout supports both regular service and group dining needs. Outside, the property includes a dedicated outdoor area with additional seating that can be used for celebrations and other special events. The offering includes complete operations with equipment, licensing, and systems in place for a seamless ownership transition.
Located at 16409 Red Arrow Highway in Union Pier, Michigan, the property sits within a lakeside community. Union Pier draws a mix of seasonal visitors and local diners. An upcoming residential cottage development on adjacent property is also expected to add to the local customer base.
For buyers and operators looking for a ready-to-run restaurant rather than a buildout, this asset provides a full food-and-beverage setup along with indoor and outdoor guest space. The combination of main dining, bar seating, and flexible additional seating supports a range of service formats, from standard dining to private gatherings.
Located at 16409 Red Arrow Highway in Union Pier, Michigan, the property sits within a lakeside community. Union Pier draws a mix of seasonal visitors and local diners. An upcoming residential cottage development on adjacent property is also expected to add to the local customer base.
For buyers and operators looking for a ready-to-run restaurant rather than a buildout, this asset provides a full food-and-beverage setup along with indoor and outdoor guest space. The combination of main dining, bar seating, and flexible additional seating supports a range of service formats, from standard dining to private gatherings.
Key Highlights
- 6,847 SF landmark restaurant in Union Pier, Michigan
- Outdoor seating area for additional dining and special events
- Forced‑air heating and central air conditioning
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
$76,155
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
8.70%
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%
$1,523,100
$1.5M
Cap Rate 7%
$1,087,929
$1.1M
Cap Rate 9%
$846,167
$846.2K
Market Conditions
NOI Build-Up for 6,847 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
$106.0K $15.48/SF
− Vacancy
−$4.5K −$0.65/SF
EGI
$101.5K $14.83/SF
− OpEx
−$25.4K −$3.71/SF
NOI
$76.2K $11.12/SF
Area
Berrien County, MI
Vacancy
4.20%
Lease Rate
$15.48 /SF/Yr
Expense Ratio
25.00%
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%
$1,523,100
Cap Rate 7%
$1,087,929
Cap Rate 9%
$846,167
Alternative Uses
Best Use
Specialty Retail
$1.09M
$951.9K – $1.27M
NOI $76,155 @ 7.0% cap · market cap 8.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,855 @ 7.0% cap · market cap 11.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
100
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 49129, MI
736
Population
1,114
Households
0.7
Avg Household Size
58
Median Age
70%
College-Educated
94%
High-School Grad
5.0 sq mi
ZIP Area
147
Density / Sq Mi
$104,000
Median Household Income
$46,964
Median Earnings
$586,900
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Turn-key restaurant with main dining, bar seating, and outdoor area for year-round events.
Where is this conventional restaurant located?
The property is located at 16409 Red Arrow Highway Union Pier, MI.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 6,847 SF landmark restaurant in Union Pier, Michigan; Outdoor seating area for additional dining and special events; Forced‑air heating and central air conditioning
