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    1306 N Tippy Dam Road Wellston, MI 49689

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    For Sale
    $999,900

    MULTI_FAMILY - Wellston, MI

    Lot size:
    22.24 Acres
    Added:
    Jul 21, 2025
    Days on Market:
    287
    Last Refresh:
    May 3 at 5:06 am

    Property Features for 1306 N Tippy Dam Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    12
    Rooms
    Bathroom 14, Bedroom 4, Basement, Bedroom 6, Bedroom 8, Bathroom 13, Bathroom 3, Bedroom 12, Bathroom 1, Bathroom 8, Bedroom 2, Bedroom 10, Bathroom 5, Bathroom 4, Bathroom 2, Bathroom 10, Bathroom 12, Bedroom 1, Bathroom 11, Bathroom 15, Bedroom 11, Bathroom 6, Bedroom 5, Bathroom 9, Bedroom 3, Bedroom 9, Bedroom 7, Bathroom 7
    Parking
    30
    Parking features
    Paved or Surfaced
    Basement
    Crawl Space, Full
    Standard status
    Active
    APN
    05-136-400-10
    Lot size
    22.24 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    PT OF GOVT LOT 1, COM AT SE COR OF SD SEC, TH N 1330.39 FT TO POB, TH W 1321.46 FT, TH N 700.06 FT TO N LINE OF S 700 FT OF GOVT LOT 1, TH E 1285.81 FT, TH S 23 DEG 36 MIN 29 SEC E 95.6 FT, TH S 612.53 FT TO POB. 21.24 A*M/L. SEC 36 T22N R14W. SALE(93) 2400 5000 000
    Tax Annual Amount
    8117

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Septic Tank
    Heating system
    Forced Air
    Cooling system
    Window Unit(s)
    Water source
    Well
    Water front
    1

    Building Details

    Year built
    1935
    Number of units
    5
    Building materials
    Wood Siding
    Roof type
    Composition

    We can help!

    Listing Contact
    Bob Budreau

    Listing agent Bob Budreau License #6502356674

    Listing office GREENRIDGE Realty Ludington 5492 W US 10, Ludington, MI

    Listing date Jul 21, 2025

    MLS# 25036122 Listing URL

    Copyright © 2026 Michigan Regional Information Center, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Tippy Dam Lodge Retreat

    Tippy Dam Lodge, situated within Michigan's Manistee National Forest, features three log-built structures: sleeping quarters, a recreational/conference center, and a kitchen/dining room building equipped with commercial appliances. The lodge can accommodate up to 22 guests. Located on a ridge overlooking the Big Manistee River, the property provides access to the dam and surrounding trails via 212 groomed steps. In addition to the lodge buildings, the property includes two traditional-style homes. The location provides opportunities for salmon and steelhead fishing, hiking, paddling, ORV riding, and snowmobiling. The property is close to Caberfae ski resort, Little River Casino, Lake Michigan, golf courses and ORV trails. The property spans 22.24 acres in Wellston, Manistee County, Michigan.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Real Estate Agency Hotel & Motel Travel Agency Bed & Breakfast

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Tippy Dam Lodge — 1142-1400 N Tippy Dam Rd, Wellston, MI 49689

    Location Insight

    • Map
    • Local Demand
    City
    Wellston
    County
    Manistee
    State
    Michigan
    Longitude
    -85.941359
    Latitude
    44.255589

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    FAQs

    What type of property is this?
    Bed & breakfast - Unique lodge in Manistee National Forest with multiple buildings.
    Where is this bed & breakfast located?
    The property is located at 1306 N Tippy Dam Road Wellston, MI.
    What is the asking price?
    The asking price for this property is $999,900.
    What are key features of this property?
    This property features: Unique lodge retreat in Manistee National Forest sleeping up to 22 guests.; Direct access to the Big Manistee River for world‑class salmon and steelhead fishing.; Includes two additional traditional‑style homes.
    (231) 690-8127
    We can help!
    Listing Contact
    Bob Budreau
    Real Estate License ID: 6502356674
    Learn More
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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.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    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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    1306 N Tippy Dam Road, Wellston, MI 49689

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