New search
Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Drug stores
612 Saint Joseph Ave, Berrien Springs, MI 49103-1603
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US43-3236355
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
1992
Total area
8,364 SF
Lot
1.6 ac (69,696 SF)
Zoning code
C-1
APN
32-0013-0005-00-0
UPID
US43-3236355
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
$990k
CAP Approach
CAP
$1.34M
Comparable Approach
Comparable
$836k
Blend (final)
Blend
$990k
Owner & transaction history
Santaam Properties LLC · 1 yrs held
Santaam Properties LLC
since 2024
Last sale
$987,500
4 recorded transactions
Zoning & alternative use
C-1 · Berrien Springs, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+103.6%
Commercial (general)
$1.0M
+67.3%
Office building
$860,000
+41.7%
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 Berrien Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Berrien Springs 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
$990,000
ML approach
$990,000
CAP Approach
CAP Return
Estimation
6%
$1,445,000
6.5%
$1,335,000
7%
$1,240,000
Alternative Use
Use
Estimation
RETAIL STORES
$605,000
Current use
RESTAURANT
$1,235,000
Change: +104% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,015,000
Change: +67% · Conversion: Easy
OFFICE BUILDING
$860,000
Change: +42% · Conversion: Easy
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±10% · vs last sale $988k (Nov 19 2024)
Last sale anchor
$988k
Nov 19 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
$118 / 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
Tax billed
$13,138
Tax year 2023
Assessed value
$326,400
Assessed 2024
Previous assessed
$384,900
-15.2% YoY
Effective rate
4.03%
On assessed value
Total market value
$652,800
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
1992
Stories
1
Total area
8,364 SF
Lot
1.6 ac (69,696 SF)
Zoning code
C-1
APN
32-0013-0005-00-0
UPID
US43-3236355
Jurisdiction
BERRIEN
Zoning & alternative use
C-1 · Berrien Springs, MI
Zoning C-1 · permitted uses
C-1 · Berrien Springs, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Berrien Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$605,000
RESTAURANT
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING
Est. value
$860,000
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1992
Stories
1
Lot
1.6 ac
Current owner
From public records · entity-resolved
Santaam Properties LLC
Entity
Mailing address
549 EMPIRE BLVD, BROOKLYN, NY 11225-3121
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2025
—
Satnaam Properties 1 LLC
—
Deed
related
$623,250 · Southern Michigan Bank & Trust
Nov 19, 2024
$987,500
Santaam Properties LLC
612 Berrien Springs Mi LLC
Deed
$888,750 · Southern Michigan Bank & Trust
May 12, 2021
—
612 Berrien Springs Mi LLC
—
Deed
related
$60,000 · Wells Fargo Bank NA
Jan 29, 2009
—
612 Berrien Springs Mi LLC
Slaine Commercial 40-4 Ltd
Corporation 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 612 Saint Joseph Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
