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Property profile & analytics
OFF-MARKET
Estimated value
$1,680,000
Bed & breakfasts
401 403rd 405th 407th Park Saugatuck, MI 49453
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US43-2221088
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Total area
4,276 SF
Lot
0.7 ac (30,448 SF)
Zoning code
R-RESORTDIST C4
APN
57-550-025-00
UPID
US43-2221088
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
$1.68M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.68M
Owner & transaction history
1ac Real Estate Holding Company LLC · 2 yrs held
1ac Real Estate Holding Company LLC
since 2024
Last sale
$1.7M
3 recorded transactions
Zoning & alternative use
R-RESORTDIST C4 · Saugatuck, MI
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 Saugatuck submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saugatuck 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
Method
Estimation
Statistic approach
$1,680,000
ML approach
$1,680,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.68M
Range $1.51M – $1.85M · ±10% · vs last sale $1.68M (Jul 31 2024)
Last sale anchor
$1.68M
Jul 31 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$393 / SF
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
Assessed value
$890,800
Assessed 2024
Previous assessed
$831,100
+7.2% YoY
Assessed land
$529,000
Assessed improvement
$361,800
Land market value
$1,058,000
Improvement market value
$723,600
Total market value
$1,781,600
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
Bed & breakfasts
Use group
BED & BREAKFAST
Status
Off-Market
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
2
Bathrooms
2
Total area
4,276 SF
Lot
0.7 ac (30,448 SF)
Zoning code
R-RESORTDIST C4
APN
57-550-025-00
UPID
US43-2221088
Jurisdiction
ALLEGAN
Zoning & alternative use
R-RESORTDIST C4 · Saugatuck, MIZoning R-RESORTDIST C4 · permitted uses
R-RESORTDIST C4 · Saugatuck, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
CHAPTER 154: ZONING CODE
Building & site characteristics
From public records
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Bathrooms
2
Lot
0.7 ac
Current owner
From public records · entity-resolved
1ac Real Estate Holding Company LLC
Entity
Mailing address
1440 SHERIDAN RD UNIT LL101, WILMETTE, IL 60091-1872
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2024
$1,680,000
1ac Real Estate Holding Company LLC
Casa Loma Properties LLC
Warranty Deed
$1,500,000 · Talbert Nething
May 12, 2021
—
1ac Real Estate Holding Company LLC
Casa Loma Properties LLC
Land Contract
—
Apr 29, 2021
$170,370
Casa Loma Properties LLC
Herman E Muller
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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