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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Bed & breakfasts
450 Culver St, Saugatuck, MI 49453
Individually Owned
Free & Clear
Property ID
US43-1982094
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Year built
1923
Total area
2,830 SF
Lot
0.2 ac (8,712 SF)
Zoning code
LS-LAKE ST R-2
APN
57-300-198-00
UPID
US43-1982094
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
$620k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$555k
Owner & transaction history
Brian J Hogan
Brian J Hogan
since 2026
Last sale
$515,000
7 recorded transactions
Zoning & alternative use
LS-LAKE ST R-2 · Saugatuck, 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 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
$570,000
ML approach
$620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$555k
Range $500k – $611k · ±10% · vs last sale $515k (Apr 8 2020)
Last sale anchor
$515k
Apr 8 2020
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
$196 / 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
$313,200
Assessed 2024
Previous assessed
$285,700
+9.6% YoY
Assessed land
$164,000
Assessed improvement
$149,200
Land market value
$328,000
Improvement market value
$298,400
Total market value
$626,400
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
Year built
1923
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Bathrooms
3
Total area
2,830 SF
Lot
0.2 ac (8,712 SF)
Zoning code
LS-LAKE ST R-2
APN
57-300-198-00
UPID
US43-1982094
Jurisdiction
ALLEGAN
Zoning & alternative use
LS-LAKE ST R-2 · Saugatuck, MI
Zoning LS-LAKE ST R-2 · permitted uses
LS-LAKE ST R-2 · Saugatuck, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saugatuck. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1923
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
3
Lot
0.2 ac
Current owner
From public records · entity-resolved
Brian J Hogan
Individual
Free & Clear · 0 yrs held
Mailing address
4300 QUINCY ST, HUDSONVILLE, MI 49426-7807
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2026
—
Brian J Hogan
Tamra S Hogan
Deed
related
—
Apr 8, 2020
$515,000
Tamra Shawn Hogan
Scott Irps
Warranty Deed
$463,500 · Independent Bank
Sep 9, 2013
$299,000
Scott Irps
Jpmorgan Chase Bank National Associ
Deed
$191,330 · Municipal Trust & Savings Bank
Apr 29, 2013
—
Jpmorgan Chase Bank National Associ
Heather A Eckhardt
Warranty Deed
—
May 1, 2007
—
Stephen P Eckhardt
Heather A Eckhardt
Intrafamily Transfer
related
—
Jan 17, 2007
$460,000
Stephen P Eckhardt
Patricia A Rempel
Warranty Deed
$368,000 · Gold Star Mortgage Banking Group Co
Feb 14, 2006
—
Douglas A Rempel
Patricia A Rempel
Intrafamily Transfer
related
$340,000 · The Huntington National Bank
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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