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    Spansail Court Apartments in Niles Title is generated by Realmo AI

    2203 Spansail Dr, Niles, MI 49120

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    48-unit multifamily community in Niles, Michigan.

    Type:Multifamily
    Lot size:
    2.61 Acres
    Added:
    Apr 3, 2026
    Days on Market:
    66
    Last Refresh:
    Apr 3 at 5:09 am

    Property Features for 2203 Spansail Dr

    General Information

    Standard status
    Active
    Lot size
    2.61 Acres
    Property subtype
    Multifamily

    We can help!

    Listing Contact
    Aaron Kuroiwa

    Listing agent Aaron Kuroiwa License #IN: RB17000780

    Listing office Indianapolis Office

    Listing date Apr 3, 2026

    Source Marcusmillichap

    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 Indianapolis Office

    HighLights

    • Located in a stable submarket with limited new multifamily development and historically strong occupancy.
    • Benefits from over $250,000 in recent capital improvements, including newly shingled roofs in 2020, reducing near‑term capital needs.
    • Durable unit mix of 75% two‑bedroom and 25% one‑bedroom units, aligning with the area's renter base.
    • Located less than 30 minutes from South Bend's primary employment corridors.
    • Offers a stabilized acquisition with current income and long‑term value appreciation potential.
    • Located in Niles, Michigan, within the greater South Bend–Mishawaka MSA.

    Overview

    Spansail Court Apartments is a 48-unit multifamily community located in Niles, Michigan, within the South Bend–Mishawaka MSA. Constructed in 1980 with select updates completed in 2000, the property consists of four three-story residential buildings situated on 2.61 acres. The community features a unit mix of 75% two-bedroom units and 25% one-bedroom units. Spansail Court has benefited from over $250,000 in recent capital improvements, highlighted by newly shingled roofs in 2020. Located less than 30 minutes from South Bend’s primary employment corridors, the property benefits from proximity to the region’s institutional employment base, including healthcare systems, higher education, and advanced manufacturing employers. The surrounding submarket is defined by limited new multifamily development, a stable renter population, and historically strong occupancy levels. With solid in-place operations, a functional unit mix, and embedded rent growth relative to market, Spansail Court offers investors a stabilized acquisition with both current income and long-term value appreciation potential.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Skin Care Clinic Auto Repair Shop Pharmacy Kitchen & Bath Showroom

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

    Location Insight

    • Map
    • Local Demand
    City
    Niles
    County
    Berrien
    State
    Michigan
    Longitude
    -86.226827
    Latitude
    41.825266

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    FAQs

    What type of property is this?
    Apartment building - 48-unit multifamily community in Niles, Michigan.
    Where is this apartment building located?
    The property is located at 2203 Spansail Dr Niles, MI.
    What are key features of this property?
    This property features: Located in a stable submarket with limited new multifamily development and historically strong occupancy.; Benefits from **over $250,000 in recent capital improvements**, including newly shingled roofs in 2020, reducing near‑term capital needs.; Durable unit mix of 75% two‑bedroom and 25% one‑bedroom units, aligning with the area's renter base.
    (317) 218-5330
    We can help!
    Listing Contact
    Aaron Kuroiwa
    Real Estate License ID: IN: RB17000780
    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.

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    2203 Spansail Dr, Niles, MI 49120
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