Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    Lots 3 & 4 N Thompson Street New Buffalo, MI 49117

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $1,695,000

    Prime commercial land in vibrant New Buffalo, Michigan.

    Type:Commercial/Industrial
    Lot size:
    0.40 Acres
    Added:
    Mar 12, 2026
    Days on Market:
    21
    Last Refresh:
    Mar 26 at 12:06 am

    Property Features for Lots 3 & 4 N Thompson Street

    General Information

    Standard status
    Active
    Lot size
    0.40 Acres
    Property subtype
    Commercial/Industrial

    We can help!

    Listing Contact
    Elizabeth Roch

    Listing agent Elizabeth Roch License #6506045544

    Listing office @properties Christie's International R.E.

    Listing date Mar 12, 2026

    Source Exitrealty

    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 @properties Christie's International R.E.

    Overview

    Downtown New Buffalo Commercial Land

    This commercial land is located in Downtown New Buffalo, offering convenience and access. The site is approximately 90 minutes from Chicago and provides access to I-94, the Amtrak station, a public boat launch, private marinas, and the beach. Situated in a bustling area that attracts visitors and second homeowners year-round, the location offers exposure. The property is comprised of Lots 3 & 4 N Thompson Street, New Buffalo, MI 49117.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Law Firm Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    New Buffalo
    County
    Berrien
    State
    Michigan
    Longitude
    -86.7435
    Latitude
    41.7952

    Nearby Similar for Sale

    • $499,000

      Corner Parcel in New Buffalo

      One-acre commercial land near beaches, golf, and downtown.
      19175 US-12, New Buffalo, MI 49117
      View Details
    • $620,000
      2,708 SF

      Mixed-Use Property in New Buffalo

      Mixed-use property with residence in Harbor Country, New Buffalo.
      1 S Griffith Street, New Buffalo, MI 49117
      View Details
    • $3,999,999
      5,622 SF

      Brewery with Panoramic Nature Preserve Views

      Brewery in New Buffalo with indoor/outdoor seating and nature preserve views.
      17684 US-12, New Buffalo, MI 49117
      View Details
    • $579,000

      New Buffalo Land Opportunity

      Three-acre land parcel in New Buffalo, Michigan.
      01 Hoder Road, New Buffalo, MI 49117
      View Details
    • $489,000
      1,960 SF

      Commercial Property on US 12

      High visibility commercial property with two buildings and pole barn.
      17656 US-12, New Buffalo, MI 49117
      View Details
    • $1,250,000
      3,863 SF

      Prime Commercial Land Opportunity

      8.34-acre commercial land with high visibility and utilities.
      9950 US 12, New Buffalo, MI 49117
      View Details
    • $249,000

      New Buffalo Multi-Unit Investment

      Multi-unit property near downtown New Buffalo's beach and amenities.
      5 N Eagle Street, New Buffalo, MI 49117
      View Details
    • $408,500
      1,500 SF

      COMMERCIAL - New Buffalo, MI

      427 S Whittaker Street, New Buffalo, MI 49117
      View Details
    • $495,000
      833 SF

      New Buffalo Office/Residential Opportunity

      Office or home/office opportunity near Lake Michigan resort community.
      19409 W US HWY 12, New Buffalo, MI 49117
      View Details
    • $399,000

      Commercial Lots Near New Buffalo

      Commercial lots near the beach, marina, and train station.
      309 S Whittaker Street, New Buffalo, MI 49117
      View Details
    • $375,000

      New Buffalo Commercial/Residential Land

      Versatile property in New Buffalo, MI, near Lake Michigan.
      446 E Buffalo Street, New Buffalo, MI 49117
      View Details
    • $60,000

      Land in Whittaker Woods Community

      Land for dream home in New Buffalo, Michigan.
      19499 Kluver Road, New Buffalo, MI 49117
      View Details

    FAQs

    What type of property is this?
    Commercial land - Prime commercial land in vibrant New Buffalo, Michigan.
    Where is this commercial land located?
    The property is located at Lots 3 & 4 N Thompson Street New Buffalo, MI.
    What is the asking price?
    The asking price for this property is $1,695,000.
    What are key features of this property?
    This property features: Prominent location in Downtown New Buffalo's largest available commercial area.; Easy access to I‑94, Amtrak, public boat launch, private marinas, and the beach.; Just 90 minutes from Chicago.
    (269) 469-0700
    We can help!
    Listing Contact
    Elizabeth Roch
    Real Estate License ID: 6506045544
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!