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Property profile & analytics
OFF-MARKET
Theaters & concert halls
600 Water St, New Buffalo, MI 49117-1903
Trust Owned
Free & Clear
Property ID
US43-3188213
Property profile
Verified
Property type
Theaters & concert halls
Use group
ARENA, CONVENTION CENTER
Total area
2,254 SF
Lot
1 ac (43,560 SF)
Zoning code
WM
APN
62-4200-0056-00-7
UPID
US43-3188213
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
Beckman Family Trust
Beckman Family Trust
since 2026
7 recorded transactions
Zoning & alternative use
WM · New Buffalo, 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 New Buffalo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Buffalo 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
$4,130
Tax year 2023
Assessed value
$381,500
Assessed 2024
Previous assessed
$365,700
+4.3% YoY
Effective rate
1.08%
On assessed value
Total market value
$763,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Theaters & concert halls
Use group
ARENA, CONVENTION CENTER
Status
Off-Market
Stories
1
Total area
2,254 SF
Lot
1 ac (43,560 SF)
Zoning code
WM
APN
62-4200-0056-00-7
UPID
US43-3188213
Jurisdiction
BERRIEN
Zoning & alternative use
WM · New Buffalo, MI
Zoning WM · permitted uses
WM · New Buffalo, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Buffalo. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Stories
1
Lot
1 ac
Current owner
From public records · entity-resolved
Beckman Family Trust
Trust
Free & Clear · 0 yrs held
Mailing address
111 W WATER ST, NEW BUFFALO, MI 49117-1907
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
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2026
—
Beckman Family Trust
Jan C Beckman
Deed
related
—
Oct 22, 2024
—
Patricia Joy Vujica
Patricia Vujica
Deed
related
—
Oct 7, 2024
—
Nice Try Kate LLC
Matthew Kaminsky Camden
Quitclaim Deed
related
—
Sep 10, 2024
—
Matthew Kaminsky Camden
Matthew Kaminsky
Quitclaim Deed
related
—
Feb 13, 2024
—
Toast Hotel Realty Services LLC
—
Deed
related
$450,000 · Horizon Bank
Nov 1, 2023
—
Quest Trust Company
Quest Trust Company
Deed
related
—
Sep 27, 2023
$116,000
Quest Ira INC
Great Lakes Ira LLC
Warranty Deed
—
Aug 7, 2023
—
Patricia Vujica
Michael Vujica
Deed
related
—
Jan 5, 2022
—
Joseph P Moos
Tony Elich
Warranty Deed
$308,000 · Oak Mortgage LLC
Feb 23, 2021
—
Mark J Horwitz
Mark Horwitz
Deed
related
—
Jul 19, 2019
—
Matthew Kaminsky
Matthew Kaminsky
Deed
related
—
Jun 17, 2019
—
Jonathan M Nii
Anchor Management LLC
Warranty Deed
—
Aug 23, 2017
—
Mark A Kemper
Robert M Edwards JR
Warranty Deed
—
Jul 31, 2017
—
Mark Horwitz
Jacquelyn Maat
Warranty Deed
—
Jul 28, 2017
—
Mark Horwitz
—
Deed
related
$316,000 · Horizon Bank
Nov 7, 2016
—
Sandra M Dubois
James M Dubois
Deed
related
—
Aug 3, 2007
—
Opk New Buffalo LLC
Jay Fine
Warranty Deed
—
Jan 5, 2007
—
Opk New Buffalo LLC
Toast Restaurant Services LLC
Quit Claim Deed
—
Sep 1, 2006
—
Toast Restaurant Services LLC
Opk New Buffalo LLC
Warranty Deed
$1,100,000 · Cole Taylor 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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