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Property profile & analytics
OFF-MARKET
Commercial real estate
8567 Red Arrow Hwy, Watervliet, MI 49098-9761
Individually Owned
5-yr Hold
Free & Clear
Property ID
US43-3169863
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1970
Lot
0.76 ac (33,106 SF)
Zoning code
C
APN
21-0023-0009-03-9
UPID
US43-3169863
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
Current use
Occupant on record · Public records
-
NOLA ROUX #2 Casual Cajun Eatery Restaurant
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
Pedro Villasenor JR · 5 yrs held
Pedro Villasenor JR
since 2021
6 recorded transactions
Zoning & alternative use
C · Watervliet, 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 Watervliet submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watervliet 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
$1,898
Tax year 2023
Assessed value
$56,000
Assessed 2024
Previous assessed
$39,900
+40.4% YoY
Effective rate
3.39%
On assessed value
Total market value
$112,000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1970
Lot
0.76 ac (33,106 SF)
Zoning code
C
APN
21-0023-0009-03-9
UPID
US43-3169863
Jurisdiction
BERRIEN
Zoning & alternative use
C · Watervliet, MI
Zoning C · permitted uses
C · Watervliet, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watervliet. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1970
Lot
0.76 ac
Current owner
From public records · entity-resolved
Pedro Villasenor JR
Individual
Free & Clear · 5 yrs held
Mailing address
2220 ANN DR, SAINT JOSEPH, MI 49085-2708
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2021
—
Pedro Villasenor JR
Brian And Edna Bittner LLC
Warranty Deed
—
Oct 12, 2015
$65,000
Brian & Edna Bittner LLC
Robert Bradley LLC
Warranty Deed
—
Sep 17, 2015
—
Brian & Edna Bittner LLC
Robert Bradley LLC
Land Contract
—
Apr 27, 2015
$70,000
Neil J Mcfadden
Robert Bradley LLC
Land Contract
$60,224 · Robet Bradley LLC
Apr 3, 2014
—
Robert Bradley LLC
Jennifer Baldwin
Intrafamily Transfer
related
—
Jul 19, 2011
—
Neil J Mcfadden
Jennifer Baldwin
Land Contract
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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