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    Main Street Retail/Office Opportunity Title is generated by Realmo AI

    4875 N Watervliet Road, Watervliet, MI 49098

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    Claim this Listing
    For Sale
    Under Contract
    $249,500

    COMMERCIAL - Watervliet, MI

    Type:Retail
    Property size:
    1,680 SF
    Lot size:
    0.39 Acres
    Price / SF:
    $148/SF
    Added:
    Apr 1, 2025
    Days on Market:
    409
    Last Refresh:
    May 14 at 8:06 pm

    Property Features for 4875 N Watervliet Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Bathrooms
    2
    Rooms
    Bathroom 2, Bathroom 1
    Parking
    14
    Interior features
    Broadband
    Standard status
    Active Under Contract
    APN
    11-21-4660-0178-00-5
    Size
    1,680 SF
    Lot size
    0.39 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    ALL THAT PT OF LOTS 1, 2, 3 BLK 18 LOVELAND HOMEACRES LYING NW OF WLY R/W RELOCATED HWY ALSO THAT PT OF NLY 1/2 OF VAC
    Tax Annual Amount
    1755

    Utilities

    Utilities
    Cable Available
    Heating system
    Forced Air
    Cooling system
    Central Air
    Water front features
    Lake
    Water front
    1

    Building Details

    Year built
    1986
    Floors in Building
    1
    Number of units
    2
    Building materials
    Vinyl Siding

    We can help!

    Listing Contact
    Mikki Swisher

    Listing agent Mikki Swisher License #6502372652

    Listing office American Homes Real Estate 142 Badt Dr., Coloma, MI

    Listing date Apr 1, 2025

    MLS# 25013688

    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

    • Rare opportunity for commercial space with living quarters on Main St. near Paw Paw Lake.
    • High visibility location with frontage on multiple roads and high traffic.
    • New roof (2021) and HVAC (2023).
    • Includes a 1‑bedroom apartment with all appliances (washer/dryer included).
    • Suitable for on‑site business owner or conversion to larger commercial space.
    • Municipal water and sewer, high‑speed internet available.

    Overview

    This property presents a rare opportunity for office or retail space with living quarters on Main Street in Watervliet, Michigan, serving as a gateway to Paw Paw Lake. The property benefits from high visibility, curb appeal, and a location in a high-traffic area on a Class A road, with frontage on two additional roads. Currently configured as a salon with an adjoining one-bedroom apartment, the property could be converted into a large retail, commercial, or office space. The location is just blocks from Paw Paw Lake and downtown Watervliet. Municipal water and sewer services are available, along with high-speed internet. The building, situated on 0.39 acres, has a new roof installed in 2021 and a new HVAC system installed in 2023. The property has 1680 square feet of space. All appliances, including the washer and dryer in the apartment, are included in the sale. The property is located at 4875 N Watervliet Road, Watervliet, MI 49098, in Berrien County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Unique Impressions Hair Salon

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Auto Parts Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Watervliet
    County
    Berrien
    State
    Michigan
    Longitude
    -86.256852
    Latitude
    42.199826

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    FAQs

    What type of property is this?
    Retail space - Retail/office space with living quarters in high-traffic area.
    Where is this retail space located?
    The property is located at 4875 N Watervliet Road Watervliet, MI.
    What is the asking price?
    The asking price for this property is $249,500.
    What are key features of this property?
    This property features: Rare opportunity for commercial space with living quarters on Main St. near Paw Paw Lake.; High visibility location with frontage on multiple roads and high traffic.; New roof (2021) and HVAC (2023).
    (269) 208-0133
    We can help!
    Listing Contact
    Mikki Swisher
    Real Estate License ID: 6502372652
    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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