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    Riverfront Quadplex in Three Rivers Title is generated by Realmo AI

    416 River Street, Three Rivers, MI 49093

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    For Sale
    $315,000

    MULTI_FAMILY - Three Rivers, MI

    Lot size:
    0.29 Acres
    Added:
    Nov 20, 2025
    Days on Market:
    177
    Last Refresh:
    May 16 at 5:06 pm

    Property Features for 416 River Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    8
    Rooms
    Bathroom 3, Bedroom 5, Bedroom 1, Bedroom 8, Bathroom 1, Bedroom 2, Bathroom 4, Bedroom 7, Bedroom 4, Bedroom 6, Bedroom 3, Bathroom 2
    Parking
    5
    Parking features
    Driveway
    Standard status
    Active
    APN
    051 230 018 02
    Lot size
    0.29 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    COM 192 FT E OF INT S MAIN ST & RIVER ST TH E 95 FT (REC 100 FT) ALG RIVER ST TH N TO RIVER TH WLY ALG RIVER TO PT DUE N OF POB TH S TO POB. PT OF LOT 17 BLK 1 FLINTS ADD CITY OF 3 RIVERS.
    Tax Annual Amount
    2216

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Public Sewer
    Heating system
    Radiant
    Water front
    1

    Building Details

    Year built
    1976
    Number of units
    4
    Building materials
    Vinyl Siding
    Roof type
    Composition

    We can help!

    Listing Contact
    Kascee Wyatt

    Listing agent Kascee Wyatt

    Listing office Michigan Top Producers 1303 E Chicago Rd, Sturgis, MI

    Listing date Nov 20, 2025

    MLS# 25059336 Listing URL

    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.

    HighLights

    • Direct river frontage
    • Proven track record of 100% occupancy
    • New metal roof
    • Consistent cash flow of $750 per unit per month
    • Four well‑maintained units, each with 2 bedrooms and 1 bathroom
    • Located in a desirable Three Rivers location with easy access to downtown amenities, parks, and schools

    Overview

    This well-maintained quadplex is an exceptional investment opportunity located in Three Rivers. The property features direct river frontage and a history of 100% occupancy. Each of the four units includes 2 bedrooms and 1 full bathroom. The property currently generates $750 per month per unit. The building sits on a 0.29-acre lot on a peaceful stretch of the river, providing tenants with scenic views and easy access to downtown amenities, parks, and schools. The property is located at 416 River Street, Three Rivers, MI 49093, in St. Joseph County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Three Rivers
    County
    St. Joseph
    State
    Michigan
    Longitude
    -85.628745
    Latitude
    41.9403

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    FAQs

    What type of property is this?
    Quadplex - Well-maintained quadplex with river frontage and 100% occupancy.
    Where is this quadplex located?
    The property is located at 416 River Street Three Rivers, MI.
    What is the asking price?
    The asking price for this property is $315,000.
    What are key features of this property?
    This property features: Direct river frontage; Proven track record of 100% occupancy; New metal roof
    (517) 677-1789
    We can help!
    Listing Contact
    Kascee Wyatt
    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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