Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    1475 River Rd Niles, MI 49120
    Back to Search
    Property profile & analytics

    1475 River Rd, Niles, MI 49120

    View on Map
    • Land
    • 3.22 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 1475 River Rd

    Lot size
    3.22 lot acres
    Property type
    Land

    Description

    Exceptional opportunity to build your dream home on one of several available lots ranging from 3.22 to 47.16 acres in Bertrand Township's Signal Point. This desirable location offers the tranquility of the St. Joseph River's western bank, yet boasts convenient access to major roadways. US-12 is less than a mile away, with the St. Joseph Valley Parkway and Michigan 51 just a couple of miles distant. Enjoy the benefits of low Bertrand Township real estate taxes while being just 15 minutes from South Bend International Airport and the University of Notre Dame, and approximately 86 minutes from downtown Chicago. The property is zoned R-2, High Density, allowing for diverse building possibilities. This prime Niles, Michigan location (49120 zip code) presents a unique chance to create a stunning riverfront residence. The land is situated on Signal Point Drive & West River Road, offering a picturesque setting. This is a rare opportunity to own a substantial piece of land in a highly sought-after area. The asking price for these exceptional lots is $706,800.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Niles
    County
    Berrien
    State
    Michigan
    Longitude
    -86.2732
    Latitude
    41.8117

    Comparable in this City

    • Value Estimation by Request
      14.32 Acres

      River Rd

      Land
      0 River Rd, Niles, MI 49120
      View Details
    • Value Estimation by Request
      2.32 Acres

      3190 Orange Rd

      Land
      3190 Orange Rd, Niles, MI 49120
      View Details
    • Value Estimation by Request
      7.46 Acres

      Niles Buchanan Rd

      Land
      0 Niles Buchanan Rd, Niles, MI 49120
      View Details
    • Value Estimation by Request

      1544 Echo Valley Dr

      Farms
      1544 Echo Valley Dr, Niles, MI 49120
      View Details
    • Value Estimation by Request
      2.24 Acres

      Industrial Dr

      Land
      0 Industrial Dr, Niles, MI 49120
      View Details
    • Value Estimation by Request
      1.75 Acres

      1108 Brandywine St

      Land
      1108 Brandywine St, Niles, MI 49120
      View Details

    Similar Nearby for Sale

    • $49,900
      51,401 SF

      Wooded Parcel Near Notre Dame

      1.18-acre wooded land parcel, minutes from Notre Dame.
      1500 West Bertrand Rd, Niles, MI 49120
      View Details
    • $324,900
      27.67 Acres

      Heavily Wooded Land in Niles

      27.67 acres of untouched, heavily wooded land in Niles Township.
      N 5Th St, Niles, MI 49120
      View Details
    • Contact for pricing
      0.25 Acres

      Vacant Land in Niles

      Land parcel in established area, ideal for development.
      1660 Parkview Dr, Niles, MI 49120
      View Details
    • $52,500
      2.73 Acres

      Land Parcel in Niles, MI

      2.72-acre parcel near downtown Niles with recreation potential.
      V/L Wesaw Rd, Niles, MI 49120
      View Details
    • Contact for pricing
      2.24 Acres

      Niles Industrial Park Land

      Prime Industrial Land, Michigan
      0 Industrial Dr, Niles, MI 49120
      View Details
    • $359,000

      Mixed-Use Property with Development Potential

      Nearly 1.5-acre mixed-use property with existing rentals and development potential.
      2394 Yankee St, Niles, MI 49120
      View Details

    Similar Nearby for Lease

    • $3 SF/Yr
      31,656 SF

      Versatile Industrial Building in Niles

      31,556 SF industrial building in Niles Industrial Park.
      2112 Industrial Dr, Niles, MI 49120
      View Details
    • Contact for pricing

      Restaurant Space with Drive-Thru Potential

      3,000 SF end-cap with existing restaurant build-out.
      2726 S 11Th St, Niles, MI 49120
      View Details
    • Contact for pricing
      3,000 SF

      Retail Space with Drive-Thru Potential

      Retail space with high traffic and national co-tenants.
      2714 S 11Th St, Niles, MI 49120
      View Details
    • $18 SF/Yr

      Downtown Niles Versatile Commercial Space

      Adaptable 1,650 SF commercial space in downtown Niles.
      306 E Main St, Niles, MI 49120
      View Details
    • $1,731,135

      New Dollar General Plus Store

      New Dollar General Plus store in Niles, Michigan for rent.
      1420 E Main St, Niles, MI 49120
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    1475 River Rd
    Niles, MI 49120
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    1475 River Rd, Niles, MI, 49120
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!