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Property profile & analytics
FOR SALE
Retail space
1656 Hilltop Rd St Joseph, MI 49085
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US43-3344195
For Sale
1 / 18
$799,900
1656 Hilltop Rd, St Joseph, MI 49085
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1973
Total area
11,509 SF
Lot
0.53 ac (23,087 SF)
Zoning code
B2 - RET/SERV
APN
18-0135-0003-06-3
UPID
US43-3344195
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Exotic Rubber & Plastics Corporatio · 3 yrs held
Exotic Rubber & Plastics Corporatio
since 2022
2 recorded transactions
Zoning & alternative use
B2 - RET/SERV · Saint Joseph, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs St Joseph submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs St Joseph submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$5,828
Tax year 2023
Assessed value
$106,800
Assessed 2024
Previous assessed
$116,200
-8.1% YoY
Effective rate
5.46%
On assessed value
Total market value
$213,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1973
Stories
1
Total area
11,509 SF
Lot
0.53 ac (23,087 SF)
Zoning code
B2 - RET/SERV
APN
18-0135-0003-06-3
UPID
US43-3344195
Jurisdiction
BERRIEN
Zoning & alternative use
B2 - RET/SERV · Saint Joseph, MI
Zoning B2 - RET/SERV · permitted uses
B2 - RET/SERV · Saint Joseph, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Joseph. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1973
Stories
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
Exotic Rubber & Plastics Corporatio
Individual
Free & Clear · 3 yrs held
Mailing address
5506 36TH ST SE, GRAND RAPIDS, MI 49512-2018
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2022
—
Exotic Rubber & Plastics Corporatio
Bond Enterprises LLC
Lease
—
Nov 2, 2005
—
Bond Enterprises LLC
Brammall Supply Co
Warranty Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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