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Property profile & analytics
OFF-MARKET
Grocery and convenience stores
2805 Niles Ave, Saint Joseph, MI 49085-2415
Entity Owned
1-yr Hold
Free & Clear
Property ID
US43-3489276
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1959
Total area
1,928 SF
Lot
0.47 ac (20,517 SF)
Zoning code
C
APN
76-7130-0003-00-4
UPID
US43-3489276
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
Niles Ave Properties LLC · 1 yrs held
Niles Ave Properties LLC
since 2024
Last sale
$177,000
7 recorded transactions
Zoning & alternative use
C · 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 Saint Joseph submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint 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
$9,554
Tax year 2023
Assessed value
$170,600
Assessed 2024
Previous assessed
$162,300
+5.1% YoY
Effective rate
5.60%
On assessed value
Total market value
$341,200
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1959
Stories
1
Total area
1,928 SF
Lot
0.47 ac (20,517 SF)
Zoning code
C
APN
76-7130-0003-00-4
UPID
US43-3489276
Jurisdiction
BERRIEN
Zoning & alternative use
C · Saint Joseph, MI
Zoning C · permitted uses
C · 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
1959
Stories
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Niles Ave Properties LLC
Entity
Free & Clear · 1 yrs held
Mailing address
25830 PEAVINE ST, CASSOPOLIS, MI 49031-9742
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2026
—
St Joseph Michigan LLC
—
Deed
related
$262,500 · J & H Oil Company
Oct 14, 2024
—
Niles Ave Properties LLC
Avtar Singh And Ranjit Kaur Family
Deed
—
Feb 12, 2024
—
Avtar Singh And Ranjit Kaur Family
St Joseph Mart INC
Quit Claim Deed
related
—
Mar 16, 2022
—
Niles Ave Properties LLC
Gpm Empire LLC
Agreement Of Sale
—
Feb 8, 2022
—
Niles Ave Properties LLC
St Joseph Mart INC
Land Contract
—
Feb 22, 2016
$350,000
St Joseph Mart INC
Sansar Petroleum INC
Warranty Deed
$262,500 · G W Jones Exchange Bank
Oct 26, 2011
—
Sansar Petroleum INC
Fast Track Ventures LLC
Quit Claim Deed
related
$600,000 · Borrego Springs Bank NA
Nov 6, 2007
$500,000
Fast Track Ventures LLC
Walters Dimmick Petroleum INC
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.
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