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    Corner Lot Waterfront Development Land Title is generated by Realmo AI

    603 S James Street, Ludington, MI 49431

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    For Sale
    $195,000

    COMMERCIAL - Ludington, MI

    Lot size:
    0.19 Acres
    Added:
    May 21, 2026
    Days on Market:
    15
    Last Refresh:
    Jun 4 at 3:06 pm

    Property Features for 603 S James Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    051-575-007-00
    Lot size
    0.19 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    ORIGINAL PLAT N 1/2 OF LOTS 7 & 8 BLOCK 75.
    Tax Annual Amount
    1486

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Water source
    Public
    Water front features
    Lake
    Water front
    1

    We can help!

    Listing Contact
    Dana Allen

    Listing agent Dana Allen

    Listing office LIGHTHOUSE REALTY-Ludington 503 S Rath Ave., Ludington, MI

    Listing date May 21, 2026

    MLS# 26027022 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

    • Vacant corner lot with waterfront features including Lake access
    • Zoned F‑DC (Form‑Based Downtown Core) to support residential, commercial, and mixed‑use possibilities
    • Utilities include cable available; serviced by public water and public sewer
    • Located in Ludington’s waterfront district, one block from the marina and near downtown shopping, restaurants, breweries, Waterfront Park, and Lake Michigan beaches

    Overview

    This listing offers a vacant corner lot suitable for a range of commercial and mixed-use development. The parcel is sized at 0.19 acres and is governed by F-DC (Form-Based Downtown Core) zoning, which is designed to support varied uses in a downtown setting.

    The property is located in the heart of Ludington’s waterfront district, with the marina about one block away. It is also described as moments from downtown shopping, restaurants, breweries, Waterfront Park, and Lake Michigan beaches.

    For developers, investors, and operators seeking infill or new construction in an established walkable area, this site provides zoning-driven flexibility for residential, commercial, and mixed-use concepts. The corner configuration can be advantageous for creating street-facing presence and multiple building orientations within the constraints of the F-DC zoning framework. With its location near core waterfront and downtown activity, the parcel is positioned to support plans that benefit from proximity to both marinaside and downtown demand generators.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Ludington
    County
    Mason
    State
    Michigan
    Longitude
    -86.447348
    Latitude
    43.950258

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    FAQs

    What type of property is this?
    Waterfront Land - Vacant corner parcel zoned F-DC, positioned near the marina and downtown amenities for flexible development concepts.
    Where is this waterfront land located?
    The property is located at 603 S James Street Ludington, MI.
    What is the asking price?
    The asking price for this property is $195,000.
    What are key features of this property?
    This property features: Vacant corner lot with waterfront features including Lake access; Zoned F‑DC (Form‑Based Downtown Core) to support residential, commercial, and mixed‑use possibilities; Utilities include cable available; serviced by public water and public sewer
    (231) 233-1620
    We can help!
    Listing Contact
    Dana Allen
    Request Owner's contact information
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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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