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    Property profile & analytics

    3450 Hollywood Rd Saint Joseph, MI 49085-9155

    • Office buildings
    • 53,219 SF
    • 10.10 lot acres
    OFF-MARKET
    Value Estimations
    $2,915,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US43-4075664
    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.

    Current Use by Public Records

    • Office buildings

    Property Details for 3450 Hollywood Rd

    Year built
    1977
    Lot size
    10.10 lot acres
    Property size
    53,219 SF
    Zone code
    I1
    Property type
    Office buildings
    APN
    18-0012-0012-05-9
    APU
    1800120012059

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,912,000
      Market price range: $1.88M - $9.00M
      AI Estimate
      $2,912,000
      Market price range: $1.88M - $9.00M

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

    Location Insight

    • Map
    • Local Demand
    City
    Saint Joseph
    County
    Berrien
    State
    Michigan
    Longitude
    -86.458
    Latitude
    42.0551
    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
    $44,385
    $0.00
    $0.00
    $1,091,200
    -
    $0.00
    $0.00
    $2,182,400

    Comparable in this City

    • Value Estimation
      $740,000
      6,048 SF

      2904 Division St, Unit 9

      OFFICE BUILDING • 6,048 SF
      2904 Division St, Saint Joseph, MI 49085-2437
      View Details
    • Value Estimation
      $18,355,000
      518,375 SF

      211 Hilltop Rd

      OFFICE BUILDING • 518,375 SF
      211 Hilltop Rd, Saint Joseph, MI 49085-2300
      View Details
    • Value Estimation
      $1,870,000
      18,200 SF

      700 Broad St

      OFFICE BUILDING • 18,200 SF
      700 Broad St, Saint Joseph, MI 49085-1276
      View Details
    • Value Estimation by Request
      5,000 SF

      810 Highland Ave, Unit 5

      OFFICE BUILDING • 5,000 SF
      810 Highland Ave, Saint Joseph, MI 49085-2569
      View Details
    • Value Estimation by Request
      6,411 SF

      1820 Hilltop Rd

      OFFICE BUILDING • 6,411 SF
      1820 Hilltop Rd, Saint Joseph, MI 49085-2307
      View Details
    • Value Estimation by Request
      3,024 SF

      4035 M 139

      OFFICE BUILDING • 3,024 SF
      4035 M 139, Saint Joseph, MI 49085-9769
      View Details

    Similar Nearby for Sale

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      St. Joseph Commercial Property For Sale

      High-visibility commercial property with income potential in a growing market.
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      View Details
    • $1,500,000
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      St. Joseph Office/Medical Building

      59,000 SF office/medical building on 4.4 acres near downtown.
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    • $549,000
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      Highway Adjacent Industrial Opportunity

      Office/warehouse building with redevelopment potential near I-94 in St. Joseph.
      3408 Hollywood Rd, St Joseph, MI 49085
      View Details
    • $599,000
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      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
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    • New
      $317,000
      2,046 SF

      Medical Office Condo For Sale

      Medical office condo in Stonegate Medical Center. Available for sale.
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    • New
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      Downtown St. Joseph Office Condo

      6,309 SF office condo with Lake Michigan views.
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    Similar Nearby for Lease

    • $10 SF/Yr
      50,000 SF

      St. Joseph Office/Medical Building

      50,000 SF office/medical building for lease or sale.
      820 Lester Ave, St Joseph, MI 49085
      View Details
    • $13 SF/Yr

      Remodeled Building in High-Traffic Location

      Remodeled 2,690 sq ft building suitable for retail or office.
      3824 M-139, Saint Joseph, MI 49085
      View Details
    • $10 SF/Yr
      23,826 SF

      1000 Miners Rd: St. Joseph Warehouse

      Versatile St. Joseph warehouse space available.
      1000 Miners Rd, St. Joseph, MI 49085
      View Details
    • $16 SF/Yr
      Pending

      St. Joseph Retail/Office Space

      645 SF retail/office space with high visibility and ample parking.
      810 Highland Ave, St Joseph, MI 49085
      View Details
    • $15 SF/Yr
      25,487 SF

      500 Momany Dr

      Office Properties & Spaces • 25,487 SF
      500 Momany Dr, St. Joseph, MI 49085
      View Details
    • New
      $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
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    3450 Hollywood Rd
    Saint Joseph, MI 49085-9155
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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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