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    • Brokers

    David Cutler, Traverse City, MI

    License ID: 6502417683
    Years of Experience
    5
    Association
    Traverse Area Association Of Realtors

    Service Locations

    Contact details

    Phone:
    (231) 357-7800
    Office Address:
    3287 Raquet Club Drive, Suite A, Traverse City, MI 49684

    Property Types

    • Commercial Lease
    • Commercial Sale
    • Land
    • Residential Multi Family

    Performance

    Listings
    8
    Total transactions
    49
    Total transactions amount
    $27M
    Price range
    $367k - 827k
    Average price
    $551k

    Listings

    For Sale (3)

    View map
    • $1,350,000
      3,500 SF

      Downtown Traverse City Development Parcel

      Development parcel in Downtown Traverse City with flexible commercial zoning.
      120 Park St, Traverse City, MI 49684
      View Details
    • $349,000
      1.19 Acres

      Traverse City Buildable Lot

      1.19-acre wooded parcel near downtown Traverse City.
      377 Peninsula Knolls Ln, Traverse City, MI 49686
      View Details
    • $2,200,000
      13,550 SF

      High-Visibility Commercial Property on US-31

      Income-producing commercial property with high traffic and flexible layout.
      2751 N Us-31 S, Traverse City, MI 49684
      View Details

    For Lease (5)

    View map
    • $2,500 /Mo
      2,705 SF

      Traverse City Commercial Space For Rent

      Commercial space available in high-traffic Traverse City location.
      2751 N Us-31 S, Traverse City, MI 49684
      View Details
    • $7,438 /Mo
      3,500 SF

      Downtown Traverse City Commercial Building

      Versatile commercial building in downtown Traverse City, suitable for various uses.
      120 Park St, Traverse City, MI 49684
      View Details
    • $21 SF/Yr
      2,574 SF

      High Visibility Commercial Space Available

      End cap space with high traffic exposure near Grand Traverse Mall.
      2751 N Us-31 S, Traverse City, MI 49684
      View Details
    • $14 SF/Yr
      3,276 SF

      Traverse City Commercial Space For Rent

      High-visibility commercial space near Grand Traverse Mall. Flexible lease terms.
      2751 N Us-31 S, Traverse City, MI 49684
      View Details
    • $4,500 /Mo
      5,850 SF

      Traverse City Commercial Space Available

      High-visibility commercial space near Grand Traverse Mall.
      2751 N Us-31 S, Traverse City, MI 49684
      View Details

    Leases and Sales on Map

    • For Sale
    • For Lease

    Properties for sale

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    David Cutler, Traverse City, MI
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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.

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    David Cutler, Traverse City, MI
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