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    Baroda Commercial Building For Sale Title is generated by Realmo AI

    8968 First Street, Baroda, MI 49101

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    For Sale
    $395,000

    Turn-key business opportunity in Baroda, Michigan with solid brick building.

    Type:Commercial/Industrial
    Property size:
    3,058 SF
    Lot size:
    0.10 Acres
    Price / SF:
    $129/SF
    Added:
    Mar 11, 2026
    Days on Market:
    67
    Last Refresh:
    Apr 5 at 10:01 pm

    Property Features for 8968 First Street

    General Information

    Standard status
    Active
    Size
    3,058 SF
    Lot size
    0.10 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1903

    We can help!

    Listing Contact
    Tamra Curtis
    Tamra Curtis

    Listing agent Tamra Curtis License #6506046297

    Listing office Cressy & Everett Real Estate

    Listing date Mar 11, 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 Cressy & Everett Real Estate

    HighLights

    • Turnkey business opportunity ('Connie's Place') with over 50 years of operation.
    • Includes the solid, long‑standing brick building in the heart of Baroda, Southwest Michigan.
    • Liquor license, liquor inventory, coolers, tables, chairs, and bar are included.
    • Seller willing to stay and train the new owner after closing.
    • Iconic features such as the old wood bar and tin ceiling.
    • Two apartments on the upper level, each with its own entrance, offering potential for office or living space.

    Overview

    This commercial property, known as Connie's Place, presents a turn-key business opportunity. The sale includes a solid, long-standing brick building located in the heart of Baroda, Michigan. Baroda is situated in Southwest Michigan, an area characterized by vineyards, rolling hills, and orchards. The property has been under the same family ownership for over 50 years. The business opportunity features low overhead, offering potential for growth and expansion. The seller is willing to provide training to the new owner after closing. Included in the sale are the liquor license, all liquor inventory, coolers, tables, chairs, and the bar itself. The property features an old wood bar and an iconic tin ceiling. The upper level contains two apartments, each with a separate entrance. One apartment is currently used as an office, while the other is used for storage and requires updating. The basement serves as an office and storage area for the business. The property size is 3058 square feet.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $377.9K
    NOI $34,012 @ 9.00% cap · cautious / downside scenario
    Moderate
    $485.9K
    NOI $34,012 @ 7.00% cap · market / base-case scenario
    Aggressive
    $680.2K
    NOI $34,012 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $47.3k $15.48
    − Vacancy −$2.0k −$0.65
    EGI $45.3k $14.83
    − OpEx −$11.3k −$3.71
    NOI $34.0k $11.12
    3,058 SF · lease $15.48/SF/yr · vacancy 4.20% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $485.9K
    $425.2K – $566.9K (±1% cap)
    NOI $34,012 @ 7.0% cap · market cap 8.61%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $643.5K
    $563.1K – $750.7K (±1% cap)
    NOI $45,044 @ 7.0% cap · market cap 11.40%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Connie's Place Bar & Pub ATM Atm

    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.

    Similar Places Nearby

    • Connie's Place — 8968 1st St, Baroda, MI 49101

    Location Insight

    • Map
    • Local Demand
    City
    Baroda
    County
    Berrien
    State
    Michigan
    Longitude
    -86.4861
    Latitude
    41.9558

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    FAQs

    What type of property is this?
    Bar & Pub - Turn-key business opportunity in Baroda, Michigan with solid brick building.
    Where is this bar & pub located?
    The property is located at 8968 First Street Baroda, MI.
    What is the asking price?
    The asking price for this property is $395,000.
    What are key features of this property?
    This property features: Turnkey business opportunity ('Connie's Place') with over 50 years of operation.; Includes the solid, long‑standing brick building in the heart of Baroda, Southwest Michigan.; Liquor license, liquor inventory, coolers, tables, chairs, and bar are included.
    (269) 429-6666
    We can help!
    Listing Contact
    Tamra Curtis
    Tamra Curtis
    Real Estate License ID: 6506046297
    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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