High-Traffic Commercial Property with Living
2604 S 11th St, Niles, MI 49120
For Sale
$510,000
Versatile commercial property with living space on high-traffic street.
Property Size3,200 SF
Lot Size0.96 Acres
Price / SF$159.38
Days on Market245
Property Features for 2604 S 11th St
General Information
Standard status
Size
Lot size
Property subtype
Taxes and HOA fees
Annual Taxes
Building Details
Year Built
Units
Listing Agency:
D Mottl Realty Group LLC
Listed By:
Matthew Money
(574) 261-1226
Source:
Elliman
Added: Mar 10
Changed: Sep 3
Last Checked: Aug 25 at 9:15AM
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 D Mottl Realty Group LLC
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Investment Insights
Based on property information with market context.
This 40x80 commercial property is located on high-traffic 11th Street in Niles. The building, formerly a machine shop, has been cleaned and prepped. It features a 12x12 overhead door, three-phase electric, and compressed air lines throughout, powered by a compressor housed in the rear shed. The interior includes two offices, a full bath, and a loft for storage. A separate living quarters features a bedroom, kitchen, full bath, and private entrance, suitable for live/work use or on-site management. The deep lot provides ample parking and potential for an additional structure, making it suitable for a public-facing retail space. This versatile property could serve a wide range of business types, including a machine shop, repair or fabrication facility, vehicle customization shop, storage operation, catering kitchen, or fulfillment center. The property is on the Indiana-Michigan River Valley Paved Trail.
Key Highlights
- High‑traffic location on 11th Street in Niles.
- Separate living quarters with private entrance (bedroom, kitchen, full bath) for live/work or on‑site management.
- Three‑phase electric and compressed air lines throughout the building.
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$32,400
Cap Rate
6.35%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$648,000
$648.0K
Cap Rate 7%
$462,857
$462.9K
Cap Rate 9%
$360,000
$360.0K
Market Conditions
NOI Build-Up for 3,200 SF
Gross rent
$57.6K $18.00/SF
− Vacancy
−$5.8K −$1.80/SF
EGI
$51.8K $16.20/SF
− OpEx
−$19.4K −$6.07/SF
NOI
$32.4K $10.13/SF
Area
Berrien County, MI
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$648,000
Cap Rate 7%
$462,857
Cap Rate 9%
$360,000
Alternative Uses
Best Use
Mixed Use
$462.9K
$405.0K – $540.0K
NOI $32,400 @ 7.0% cap · market cap 6.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$673.4K
$589.2K – $785.6K
NOI $47,136 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
183
Businesses Nearby
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Business Placement
Demographics for 49120, MI
37,076
Population
15,581
Households
2.4
Avg Household Size
43
Median Age
21%
College-Educated
92%
High-School Grad
116.5 sq mi
ZIP Area
318
Density / Sq Mi
$61,940
Median Household Income
$38,779
Median Earnings
$911
Median Rent
$166,800
Median Home Value
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Market
Average Price Trend$/SF for Mixed-use properties in Berrien County, MI
Properties on Market for Mixed-use properties in Berrien County
Frequently Asked Questions
What type of property is this?
Mixed-use property - Versatile commercial property with living space on high-traffic street.
Where is this mixed-use property located?
The property is located at 2604 S 11th St Niles, MI.
What is the asking price?
The asking price for this property is $510,000.
What are key features of this property?
This property features: High‑traffic location on 11th Street in Niles.; Separate living quarters with private entrance (bedroom, kitchen, full bath) for live/work or on‑site management.; Three‑phase electric and compressed air lines throughout the building.
