Diner with Pole
New
For Sale
$399,900
938 Doster Road, Plainwell, MI 49080
COMMERCIAL - Plainwell, MI
Property Size3,450 SF
Lot Size3.06 Acres
Price / SF$115.91
Days on Market5
Property Features for 938 Doster Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
C - Commercial
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Parking
35
Interior features
Broadband
Elementary school district
Plainwell
Middle school district
Plainwell
High school district
Plainwell
Standard status
Active
APN
030801201600
Size
3,450 SF
Lot size
3.06 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
on file
Tax Annual Amount
3735
Legal Description
on file
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Window Unit(s)
Water source
Well
Building Details
Year built
1950
Floors in Building
1
Number of units
2
Building materials
Aluminum Siding
Roof type
Composition
Listing Agency:
Jaqua, REALTORS
(269) 685-6858
Listed By:
Amy L Hamilton · License #6501343755
(269) 303-0709
Added: Aug 3
Changed: Aug 4
Last Checked: Aug 7 at 2:06AM
MLS# 26040304
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.
Investment Insights
Based on property information with market context.
This 3,450-square-foot diner property, built in 1950, includes major kitchen equipment and a separate pole barn on 3.06 acres. The restaurant building has a bathroom, forced-air heat, window-unit cooling, aluminum siding, and a composition roof. Broadband and cable service are available, with water supplied by a well.
The property sits directly across Doster Road from Pine Lake in Plainwell, creating a lake-oriented setting for the existing restaurant use. The additional barn provides separate enclosed space alongside the diner and expands the property’s overall commercial footprint.
The property sits directly across Doster Road from Pine Lake in Plainwell, creating a lake-oriented setting for the existing restaurant use. The additional barn provides separate enclosed space alongside the diner and expands the property’s overall commercial footprint.
Key Highlights
- 3,450 SF diner property built in 1950
- 3.06‑acre parcel with diner and separate pole barn
- Major kitchen equipment included
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$19,591
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.90%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$391,820
$391.8K
Cap Rate 7%
$279,871
$279.9K
Cap Rate 9%
$217,678
$217.7K
Market Conditions
NOI Build-Up for 3,450 SF
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.
Gross rent
$23.7K $6.88/SF
− Vacancy
−$688 −$0.20/SF
EGI
$23.0K $6.68/SF
− OpEx
−$3.5K −$1.00/SF
NOI
$19.6K $5.68/SF
Area
Allegan County, MI
Vacancy
2.90%
Lease Rate
$6.88 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$391,820
Cap Rate 7%
$279,871
Cap Rate 9%
$217,678
Alternative Uses
Best Use
Specialty Retail
$548.2K
$479.7K – $639.5K
NOI $38,372 @ 7.0% cap · market cap 9.60%
Second Best
Warehouse
$279.9K
$244.9K – $326.5K
NOI $19,591 @ 7.0% cap · market cap 4.90%
Theoretical Best
Hotel Hospitality
$32.40M
$28.35M – $37.80M
NOI $2,267,935 @ 7.0% cap · market cap 567.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 49080, MI
15,994
Population
6,582
Households
2.4
Avg Household Size
42
Median Age
28%
College-Educated
94%
High-School Grad
77.4 sq mi
ZIP Area
207
Density / Sq Mi
$75,250
Median Household Income
$42,775
Median Earnings
$982
Median Rent
$234,400
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Pine Lake Diner, LLC — 938 Doster Rd, Plainwell, MI 49080
Frequently Asked Questions
What type of property is this?
Breakfast & diner - Established diner property with kitchen equipment, a separate pole barn, and direct views across the road from Pine Lake.
Where is this breakfast & diner located?
The property is located at 938 Doster Road Plainwell, MI.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 3,450 SF diner property built in 1950; 3.06‑acre parcel with diner and separate pole barn; Major kitchen equipment included
