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    Prime Industrial Acreage 98+ Acres Sodus Township, MI 49126

    • Land
    • 98.00 lot acres
    For Sale
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 0 Prime Industrial Acreage 98+ Acres

    Lot size
    98.00 lot acres
    Property type
    Land
    Property subtype
    Industrial properties

    Description

    This exceptional 98+ acre industrial land parcel presents a unique investment opportunity in Sodus Township, Michigan. Strategically located within the Chicago/Detroit corridor along I-94, this site benefits from high daily traffic volume and convenient access to major transportation arteries. All-weather primary roads ensure year-round accessibility. The property's prime location offers proximity to significant infrastructure, including Lake Michigan, a regional airport (2.5 miles), and the M-TECH facility at a local college. Within a short 15-minute drive, businesses can access the amenities of Lake Michigan, while larger metropolitan areas like Chicago and Grand Rapids are approximately 90 minutes away. The property is zoned for industrial use (APN: 11-03-0021-0014-00-3), making it ideal for a wide range of development projects. Its location near air, rail, water, and highway transportation provides unparalleled logistical advantages for businesses seeking efficient distribution and operations. This substantial acreage offers significant potential for industrial development and represents a compelling investment in a thriving Michigan location. The Benton Charter Township location further enhances the property's appeal, offering access to local resources and support. This is a rare opportunity to acquire a large, well-situated industrial land parcel with excellent connectivity and future growth potential.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Sodus Township
    County
    Berrien
    State
    Michigan
    Longitude
    -86.3681
    Latitude
    42.0308

    Comparable in this City

    • Value Estimation by Request
      11.24 Acres

      Naomi Rd

      INDUSTRIAL (GENERAL) • 11.24 Acres
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    • Value Estimation by Request
      9.43 Acres

      2877 Sodus Pkwy

      INDUSTRIAL (GENERAL) • 9.43 Acres
      2877 Sodus Pkwy, Sodus, MI 49126-8708
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    • Value Estimation by Request
      35.58 Acres

      3663 Edwards Rd

      Land • 35.58 Acres
      3663 Edwards Rd, Sodus Township, MI 49126
      View Details
    • Value Estimation by Request
      4,378 SF

      4041 King Dr

      MINI-WAREHOUSE, STORAGE • 4,378 SF
      4041 King Dr, Sodus, MI 49126-8701
      View Details
    • Value Estimation by Request
      6,224 SF

      2809 Yore Ave

      MANUFACTURING (LIGHT) • 6,224 SF
      2809 Yore Ave, Sodus, MI 49126-9716
      View Details
    • Value Estimation by Request
      3,600 SF

      2745 Yore Ave

      MANUFACTURING (LIGHT) • 3,600 SF
      2745 Yore Ave, Sodus, MI 49126-9716
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      98.00 Acres

      Sodus Township Industrial Land

      98+ Acres, I-94 Corridor, MI
      0 Prime Industrial Acreage 98+ Acres, Sodus Township, MI 49126
      View Details
    • $79,000

      High-Visibility Commercial Building For Sale

      Commercial building with open floor plan and ample parking.
      4093 King Dr, Sodus, MI 49126
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    • $395,000
      27,528 SF

      Sodus Industrial Plant on 5.75 Acres

      27,000 SF industrial plant on 5.75 acres in Sodus, MI.
      3085 Yore Ave, Sodus, MI 49126
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    • $395,000

      27,000 SF Industrial Plant

      27,000 SF industrial plant on 5.75 acres for sale.
      3085 Yore Ave, Sodus, MI 49126
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    • $319,900
      18.48 Acres

      Commercial Land with Campground Permit

      18.48 acres in Sodus, MI with commercial zoning.
      2583 Sodus Pkwy, Sodus, MI 49126
      View Details
    • $319,900
      804,989 SF

      18.48 Acres Zoned Commercial Land

      Commercial land with frontage on Townline Rd and Sodus Parkway.
      2583 Sodus Pkwy, Sodus, MI 49126
      View Details
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    Sodus Township, MI 49126
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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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