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    Property profile & analytics

    Three Rivers, MI 49093

    • Commercial land
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US43-2092506
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial land

    Property Details

    Property type
    Commercial land
    APN
    009-019-008-20
    APU
    901900820

    Value Estimations

    Powered by Realmo proprietary methodology Last update: July 3, 2025

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Three Rivers
    County
    St. Joseph
    State
    Michigan
    Longitude
    -85.6376
    Latitude
    41.9446
    CBSA code
    44780
    CBSA name
    STURGIS, MI MICROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $0.00
    $0.00
    $0.00
    $0.00
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

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      1.44 Acres

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      1.71 Acres

      Three Rivers, MI 49093

      VACANT COMMERCIAL LAND • 1.71 Acres
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      0.60 Acres

      Three Rivers, MI 49093

      VACANT COMMERCIAL LAND • 0.60 Acres
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      2.21 Acres

      Broadway St

      VACANT COMMERCIAL LAND • 2.21 Acres
      Broadway St, Three Rivers, MI 49093
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    • Value Estimation by Request

      19576 Hoshel Rd

      VACANT COMMERCIAL LAND
      19576 Hoshel Rd, Three Rivers, MI 49093-9300
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    • Value Estimation by Request
      0.32 Acres

      504 Madison St

      VACANT COMMERCIAL LAND • 0.32 Acres
      504 Madison St, Three Rivers, MI 49093-1617
      View Details

    Similar Nearby for Sale

    • $2,025,000

      Commercial Land Near US-131

      Land with US-131 access, suitable for commercial development.
      15206 W Broadway St, Three Rivers, MI 49093
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    • $375,000

      Commercial Land on Wilbur Road

      Service Commercial land with extensive frontage on Wilbur Road.
      56571 Wilbur Rd, Three Rivers, MI 49093
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    • $1,299,000
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      Expansive Commercial Land Opportunity

      Nearly 38 acres of commercial land with high visibility.
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    • $88,000
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      Three Rivers Industrial Land Available

      Vacant industrial lots in Three Rivers' Airport Industrial Park.
      unit 5.5 Acres V/L Hov Aire Dr, Three Rivers, MI 49093
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    • $203,400

      Industrial Lots in Airport Park

      Vacant industrial lots for sale in Three Rivers, Michigan.
      B Hov Aire Dr, Three Rivers, MI 49093
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    • $89,900

      Cleared Commercial Lot For Sale

      High-traffic commercial lot with utilities in place, ready for development.
      1005 W Michigan Ave, Three Rivers, MI 49093
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    Similar Nearby for Lease

    • $6 SF/Yr

      Industrial Buildings with US-131 Frontage

      Two industrial buildings available for lease in Three Rivers, MI.
      111 Us-131, Three Rivers, MI 49093
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    • $8 SF/Yr
      26,205 SF

      Three Rivers Industrial Manufacturing Space

      26,205 SF Manufacturing Facility - Lease Available
      57332 Main St, Three Rivers, MI 49093
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    • $17 SF/Yr
      2,000 SF

      Retail/Office Space on US HWY

      Prime location with great exposure on US HWY 131.
      736 S Us Highway 131, Three Rivers, MI 49093
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    • $16 SF/Yr
      1,200 SF

      Renovated Office Suite, Three Rivers

      Move-in ready office suite near downtown Three Rivers, Michigan.
      112 W Prutzman St Unit, Three Rivers, MI 49093
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    • New
      $12 SF/Yr
      4,000 SF

      Renovated Retail and Office Space

      Newly renovated retail and office spaces with high visibility.
      1100 N Main St, Three Rivers, MI 49093
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    • New
      $10 SF/Yr
      49,500 SF

      New Industrial Facility in Three Rivers

      49,500 SF industrial facility with modern amenities, convenient location.
      1100 N Main St, Three Rivers, MI 49093
      View Details
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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