Individually Owned 
For Sale
1 / 25
$570,000
1812 Lakeshore Dr, Muskegon, MI 49441
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Property summary
AI-generated overview
The property is a 9,690-square-foot building located in Muskegon’s Lakeside District near the Cross Lake Ferry and Great Lakes Marina, with proximity to the Lake Michigan Fast Ferry shortcut and Lake Express High Speed Ferry, and within minutes of Pere Marquette Beach. The building is configured for warehouse and storage use. Zoning is designated as FORM-BASE CODE, a land development regulation focused on physical form. The surrounding Lakeside area includes entertainment and retail establishments.
Property profile
Verified
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Total area
9,690 SF
Lot
0.38 ac (16,509 SF)
Zoning code
LFBC-LC
APN
61-24-205-596-0001-00
UPID
US43-4736767
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$425k
Owner & transaction history
since 2016
4 recorded transactions
Zoning & alternative use
LFBC-LC · Muskegon, MI
General category
COMMERCIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 4 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$425k
Value range
$383k – $468k
±10% around blend
Estimated value / SF
$44 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
40
Income certainty
100
$383k
blend $425k
$468k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,690 SF
Lot area
0.38 ac
Stories
1
APN
61-24-205-596-0001-00
Zoning
LFBC-LC
Assessed value
$88,100
Annual tax
$4,766
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$4,766
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$357k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.3 mi away · 7,254 SF
2.4 mi away · 11,071 SF
3.3 mi away · 10,704 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$425k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 75 sales
$83
-47%
County 409 sales
$78
-44%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $44/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.33M
Move the market yield to see immediate price impact.
Value / SF
$137
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$84k
$1.67M
$1.20M
$929k
$93k
$1.86M
$1.33M
$1.03M
$102k
$2.04M
$1.46M
$1.14M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$180k
0.3 mi · Nov 2025 · $25/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$4,766
Tax year 2023
Assessed value
$88,100
Assessed 2024
Previous assessed
$84,600
+4.1% YoY
Effective rate
5.41%
On assessed value
Total market value
$176,200
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Heating
NONE
Stories
1
Rooms
1
Total area
9,690 SF
Lot
0.38 ac (16,509 SF)
Zoning code
LFBC-LC
APN
61-24-205-596-0001-00
UPID
US43-4736767
Jurisdiction
MUSKEGON
Zoning & alternative use
LFBC-LC · Muskegon, MIZoning LFBC-LC · permitted uses
LFBC-LC · Muskegon, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
General category
COMMERCIAL
Building & site characteristics
From public records
Heating
NONE
Stories
1
Rooms
1
Lot
0.38 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
LFBC-LC
COMMERCIAL
Jurisdiction
Muskegon, MI
Recorded code
LFBC-LC
Official district
LFBC-LC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LFBC-LC in Muskegon, MI.
What opens after registration
Zoning profile
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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