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    1656 Hilltop Rd St Joseph, MI 49085
    Property profile & analytics

    1656 Hilltop Rd St Joseph, MI 49085

    View on Map
    • Retail space
    • 11,509 SF
    • 0.53 lot acres
    For Sale
    $799,900
    View Listing →
    Versatile Flex Building on Hilltop For Sale
    $799,900
    11,350 SF

    Versatile Flex Building on Hilltop

    11,350 SF flex building with showroom, warehouse, and office space.

    St Joseph, MI 49085
    View Listing
    Property ID
    US43-3344195
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Retail space

    Property Details for 1656 Hilltop Rd

    Year built
    1973
    Lot size
    0.53 lot acres
    Property size
    11,509 SF
    Zone code
    B2 - RET/SERV
    Property type
    Retail space
    APN
    18-0135-0003-06-3
    APU
    1801350003063

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Saint Joseph
    County
    Berrien
    State
    Michigan
    Longitude
    -86.4943
    Latitude
    42.0796
    CBSA code
    35660
    CBSA name
    NILES-BENTON HARBOR, MI METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $5,828
    $0.00
    $0.00
    $106,800
    -
    $0.00
    $0.00
    $213,600

    Comparable in this City

    • Value Estimation by Request
      3,000 SF

      2364 Cleveland Ave

      RETAIL STORES (PERSONAL SERVICES) • 3,000 SF
      2364 Cleveland Ave, Saint Joseph, MI 49085-2606
      View Details
    • Value Estimation
      $890,000
      25,991 SF

      2538 Cleveland Ave

      RETAIL STORES (PERSONAL SERVICES) • 25,991 SF
      2538 Cleveland Ave, Saint Joseph, MI 49085-2654
      View Details
    • Value Estimation
      $755,000
      10,812 SF

      2108 Cleveland Ave

      RETAIL STORES (PERSONAL SERVICES) • 10,812 SF
      2108 Cleveland Ave, Saint Joseph, MI 49085-2602
      View Details
    • Value Estimation by Request
      0.38 Acres

      2811 Niles Ave

      RETAIL STORES (PERSONAL SERVICES) • 0.38 Acres
      2811 Niles Ave, Saint Joseph, MI 49085-2415
      View Details
    • Value Estimation
      $585,000
      5,200 SF

      2603 Niles Ave

      RETAIL STORES (PERSONAL SERVICES) • 5,200 SF
      2603 Niles Ave, Saint Joseph, MI 49085-1954
      View Details
    • Value Estimation
      $1,090,000
      17,850 SF

      2080 Niles Rd

      RETAIL STORES (PERSONAL SERVICES) • 17,850 SF
      2080 Niles Rd, Saint Joseph, MI 49085-2562
      View Details

    Similar Nearby for Sale

    • $599,000
      1,740 SF

      Prime Commercial Space in St. Joseph

      1,740 SF commercial space in the heart of downtown St. Joseph.
      300 Main St, St Joseph, MI 49085
      View Details
    • $899,000
      10,222 SF

      Multi-Tenant Commercial Building For Sale

      Multi-tenant commercial building with income potential in a high-demand market.
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    • $549,000

      St. Joseph Retail Opportunity

      7,280 SF retail space in a prime location.
      2913-2925 Niles Ave, St Joseph, MI 49085
      View Details
    • $799,900
      11,350 SF

      Versatile Flex Building in St. Joseph

      11,350 SF flex building on 0.53 acres.
      1656 Hilltop Rd, St Joseph, MI 49085
      View Details
    • $1,500,000
      6,035 SF

      Turnkey Restaurant in Downtown St. Joseph

      Turnkey restaurant with high visibility in downtown St. Joseph.
      1275 Hilltop Rd, St Joseph, MI 49085
      View Details

    Similar Nearby for Lease

    • $17 SF/Yr
      1,800 SF

      Retail Space on Niles Avenue

      High-visibility retail space in a well-established commercial corridor.
      2926 Niles Ave, St Joseph, MI 49085
      View Details
    • $16 SF/Yr
      Pending

      St. Joseph Retail/Office Space

      1039 SF retail/office space with high visibility and parking.
      810 Highland Ave, St Joseph, MI 49085
      View Details
    • $14 SF/Yr
      2,690 SF

      Remodeled Building in High-Traffic Location

      2,690 sq ft remodeled building suitable for retail or office.
      3824 M-139, St Joseph, MI 49085
      View Details
    • $13 SF/Yr
      1,300 SF

      Prime Downtown Commercial Space

      Excellent visibility in a high-traffic downtown location.
      513 Ship St, St Joseph, MI 49085
      View Details
    • $13 SF/Yr
      2,608 SF

      St. Joseph Commercial Space Available

      Highly visible commercial space for lease in St. Joseph, MI.
      4066 Red Arrow Hwy, St Joseph, MI 49085
      View Details
    View Listing
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    St Joseph, MI 49085
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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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    1656 Hilltop Rd, St Joseph, MI, 49085
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