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    Waterfront Vacant Land Lot Title is generated by Realmo AI

    VL Beechwood Drive, Dowagiac, MI 49047

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    Claim this Listing
    New
    For Sale
    $499,000

    LAND - Dowagiac, MI

    Lot size:
    0.30 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 5 at 3:06 am

    Property Features for VL Beechwood Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    801220100700
    Lot size
    0.30 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    901-A7 31-4-16 1032-222 1063-691 1638-788 * UNIT 7 BEECHWOOD PLACE CONDOMINIUM TOGETHER WITH RIGHTS IN THE COMMON ELEMENTS AS DESCRIBED ON TH E MASTER DEED RECORDED IN LIBER 1191, PAGES 7 THRU 66 IN CLUSIVE AND ANY AMENDMENTS TO SAME. *** SPLIT ON 02/29/2016 FROM 80-12-201-001- 00 FOR 2017.
    Tax Annual Amount
    4966

    Utilities

    Utilities
    Natural Gas Available
    Sewer type
    Public Sewer
    Water front features
    Lake
    Water front
    1

    We can help!

    Listing Contact
    Molly Nate
    Molly Nate

    Listing agent Molly Nate

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

    Listing date Jun 2, 2026

    MLS# 26026298 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 waterfront lot with 85 ft of frontage on Round Lake
    • Direct lake access with Waterfront feature: Lake
    • Located on a private road
    • Natural gas available and public sewer available

    Overview

    This is a vacant waterfront land parcel offered for sale, sized at 0.3 acres, with approximately 85 feet of frontage on Round Lake. The property is undeveloped, offering a blank canvas for an owner to plan a personal retreat or secondary home with direct water access.

    The lot is accessed via a private road and is described as a peaceful setting for lake-focused recreation. It is positioned for day-to-day access to the lake for activities such as boating, fishing, swimming, and enjoying lake views.

    For buyers looking for a waterfront building site, this parcel provides the key physical attribute of lake frontage combined with direct water access. Its vacant, unimproved status may appeal to those planning a custom build and who want to secure a lake-adjacent property on a private-road setting near Round Lake.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Dowagiac
    County
    Cass
    State
    Michigan
    Longitude
    -86.1232
    Latitude
    42.0007

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    FAQs

    What type of property is this?
    Waterfront Land - Vacant waterfront lot with 85 feet of lake frontage and direct access on a private road for a private build site.
    Where is this waterfront land located?
    The property is located at VL Beechwood Drive Dowagiac, MI.
    What is the asking price?
    The asking price for this property is $499,000.
    What are key features of this property?
    This property features: Vacant waterfront lot with 85 ft of frontage on Round Lake; Direct lake access with Waterfront feature: Lake; Located on a private road
    (269) 208-3153
    We can help!
    Listing Contact
    Molly Nate
    Molly Nate
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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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