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    1656 Hilltop Rd Saint Joseph, MI 49085

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    For Sale
    $799,900

    11,350 SF flex building with showroom, warehouse, and office.

    Type:Commercial
    Property size:
    11,350 SF
    Lot size:
    0.53 Acres
    Added:
    Apr 27, 2026
    Days on Market:
    4
    Last Refresh:
    Apr 27 at 1:25 pm

    Property Features for 1656 Hilltop Rd

    General Information

    Standard status
    Active
    Size
    11,350 SF
    Lot size
    0.53 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1973

    We can help!

    Listing Contact
    Kara Schroer
    Kara Schroer

    Listing agent Kara Schroer License #6501373674

    Listing office NAI Wisinski of West Michigan

    Listing date Apr 27, 2026

    Source Elliman

    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

    Overview

    Versatile Flex Building on Hilltop

    This 11,350 square foot flex building is located along the highly traveled Hilltop Road corridor in St. Joseph, MI. The property features a versatile layout including showroom, warehouse/storage, and office/meeting space. Situated on 0.53 acres with approximately 100 feet of frontage on Hilltop Road, the building is directly adjacent to Martin's Supermarket and between 1st Source Bank and the new Martin's Gas Station, providing strong visibility and convenient access. The building includes three internal loading docks and hanging heat in the warehouse area. Convenient front-door parking makes it well suited for service-oriented users requiring a blend of customer-facing and operational space. Benefiting from a strong daytime population and established commercial activity, the property is in proximity to the Niles Road retail corridor and surrounding amenities. The site also presents potential for redevelopment for retail or service commercial use given its strategic location within a busy neighborhood retail node. The location has a bike score of 45, indicating it is somewhat bikeable, and a walk score of 53, indicating it is somewhat walkable.
    Location Intelligence

    Current Use by Public Records

    Flex space

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Saint Joseph
    County
    Berrien
    State
    Michigan
    Longitude
    -86.497533
    Latitude
    42.077968

    Nearby Similar for Sale

    • $385,000
      3,988 SF

      Commercial Property on Niles Avenue

      Highly visible commercial property with multiple units and income potential.
      2513-2517 Niles Avenue, St Joseph City, MI 49085
      View Details
    • $545,000
      7,120 SF

      Auto Service Building For Sale

      Well-maintained 7,120 SF auto service building on 0.422 acres.
      Saint Joseph, MI 49085
      View Details
    • $550,000
      10,120 SF

      House of David Greenhouses For Sale

      Greenhouses, showroom, workroom, farmhouse on 5.63 acres near Lake Michigan.
      3965 Red Arrow Highway, Shoreham Village, MI 49085
      View Details

    FAQs

    What type of property is this?
    Flex space - 11,350 SF flex building with showroom, warehouse, and office.
    Where is this flex space located?
    The property is located at 1656 Hilltop Rd Saint 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: High‑visibility location on Hilltop Road with 100 ft of frontage; Adjacent to Martin's Supermarket and near other commercial establishments; Versatile 11,350 SF flex building suitable for showroom, warehouse/storage, and office/meeting space
    (269) 353-0311
    We can help!
    Listing Contact
    Kara Schroer
    Kara Schroer
    Real Estate License ID: 6501373674
    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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