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    8612 Stevensville Baroda Road Baroda, MI 49101

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    Claim this Listing
    New
    For Sale
    $325,000

    COMMERCIAL - Baroda, MI

    Property size:
    4,550 SF
    Lot size:
    4.00 Acres
    Price / SF:
    $71/SF
    Added:
    Apr 25, 2026
    Days on Market:
    5
    Last Refresh:
    Apr 29 at 5:06 pm

    Property Features for 8612 Stevensville Baroda Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 3, Bathroom 2
    Interior features
    Broadband
    Standard status
    Active
    APN
    11-02-0011-0027-00-6
    Size
    4,550 SF
    Lot size
    4.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    THAT PART OF THE NE QTR OF SW QTR OF SEC.11,T6S.R19W.LYING WEST OF HIGHWAY EXCEPT THE SOUTH 731' THEREOF.ALSO EXC.THE NO
    Tax Annual Amount
    4431

    Utilities

    Utilities
    Natural Gas Available
    Sewer type
    Septic Tank
    Heating system
    Baseboard, Ductless (Heating)
    Water source
    Well

    Building Details

    Year built
    1925
    Number of units
    2
    Building materials
    Aluminum Siding, Vinyl Siding

    We can help!

    Listing Contact
    Ryan Gainer

    Listing agent Ryan Gainer

    Listing office Century 21 Affiliated 830 Pleasant St. 3rd Floor, St. Joseph, MI

    Listing date Apr 25, 2026

    MLS# 26017959

    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.

    Overview

    Baroda Mixed-Use Investment Opportunity

    This 4-acre mixed-use property is located just outside downtown Baroda, Michigan, in the Berrien County Wine Trail. The location provides access to local bars, restaurants, and wineries. The property includes an attached 4-bedroom, 2-bathroom shop barn-dominium with 2 hoists and over 4000 square feet of workspace, ready for finishing touches. There is also a residential home on-site that requires full renovation, presenting an opportunity for rental income or residential use. All buildings received new roofs in the summer of 2024, and a new well and 400 amp power were added to the commercial building in the same year. The property is located 12 minutes from Warren Dunes State Park, 35 minutes from Michigan City, and 1.5 hours from Chicago.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon Auto Parts Store Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Baroda
    County
    Berrien
    State
    Michigan
    Longitude
    -86.48856
    Latitude
    41.963364

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    FAQs

    What type of property is this?
    Mixed-use property - 4-acre mixed-use property near Baroda with residential and commercial potential.
    Where is this mixed-use property located?
    The property is located at 8612 Stevensville Baroda Road Baroda, MI.
    What is the asking price?
    The asking price for this property is $325,000.
    What are key features of this property?
    This property features: 4 acres of mixed residential and commercial use on the Berrien County Wine Trail; Attached 4 bedroom, 2 bathroom shop barn‑dominium with 2 hoists and over 4000 square feet of workspace; Residential home on site ready for full renovation, suitable for rental or dream home
    (517) 817-8270
    We can help!
    Listing Contact
    Ryan Gainer
    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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