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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Retail space
819 Buffalo St New Buffalo, MI 49117-1213
Individually Owned
21-yr Hold
~
Est. High Equity
Property ID
US43-4101701
Property profile
Verified
Property type
Retail space
Use group
STORE, RETAIL OUTLET
Total area
10,710 SF
Lot
0.52 ac (22,564 SF)
Zoning code
GCD
APN
62-8200-0373-10-1
UPID
US43-4101701
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
$672k
Blend (final)
Blend
$670k
Owner & transaction history
Joseph Pokuta · 21 yrs held
Joseph Pokuta
since 2005
2 recorded transactions
Zoning & alternative use
GCD · New Buffalo, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
GCD - General Commercial District. The GCD - General Commercial District is intended to promote a range of businesses that generate substantial traffic and serve a broad market including automotive services, marine sales and services, offices, and larger retail uses, along the City's major roadways. Standalone buildings and mixed-use development featuring fi…
Zone name
General Commercial District
General category
MIXED_USE
Zone area
84.32 ac
Top alternative use upside
Office building
$1.1M
+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 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$775,000
Current use
OFFICE BUILDING
$1,100,000
Change: +42% · Conversion: Easy
AUTO REPAIR, GARAGE
$665,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±10%
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
$63 / 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
$5,939
Tax year 2023
Assessed value
$262,300
Assessed 2024
Previous assessed
$208,200
+26.0% YoY
Effective rate
2.26%
On assessed value
Total market value
$524,600
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
Retail space
Use group
STORE, RETAIL OUTLET
Status
Off-Market
Stories
1
Total area
10,710 SF
Lot
0.52 ac (22,564 SF)
Zoning code
GCD
APN
62-8200-0373-10-1
UPID
US43-4101701
Jurisdiction
BERRIEN
Zoning & alternative use
GCD · New Buffalo, MIZoning GCD · permitted uses
GCD · New Buffalo, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
GCD - General Commercial District. The GCD - General Commercial District is intended to promote a range of businesses that generate substantial traffic and serve a broad market including automotive services, marine sales and services, offices, and larger retail uses, along the City's major roadways. Standalone buildings and mixed-use development featuring first-floor retail and service uses and upper-floor residential or office uses are appropriate. The District is intended to promote visually pleasing corridor-oriented development through appropriate signage, lighting levels, attractive landscaping, and parking areas. The District is further intended to ensure adequate and safe access for motorists and pedestrians through combined access points and parking areas. 3.
Zone name
General Commercial District
General category
MIXED_USE
Zone area
84.32 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$775,000
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$665,000
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
Stories
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
Joseph Pokuta
Individual
Mailing address
819 W BUFFALO ST, NEW BUFFALO, MI 49117-1213
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2017
—
Joseph Pokuta
—
Deed
related
$543,000 · Horizon Bank NA
May 24, 2005
$510,000
Joseph Pokuta
Jerry Mader
Re-recorded Document
related
$550,000 · Jerry Mader
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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