Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    22006 Bowden Trail Hillman, MI 49746

    View on Map
    For Sale
    $495,000

    LAND - Hillman, MI

    Lot size:
    150.00 Acres
    Added:
    Nov 1, 2025
    Days on Market:
    152
    Last Refresh:
    Apr 1 at 7:06 pm

    Property Features for 22006 Bowden Trail

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    006-223-000-010-03
    Lot size
    150.00 Acres

    Taxes and HOA fees

    TaxYear
    2025
    TaxAnnualAmount
    1779

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Trevor Morin
    Trevor Morin

    Listing agent Trevor Morin License #6501403772

    Listing office Michigan Whitetail Properties 81 W Carleton Road, Hillsdale, MI

    Listing date Nov 1, 2025

    MLS# 25056263

    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

    Secluded River Ranch in Hillman

    This secluded 150-acre ranch is located in Montmorency County and features over a 1/2 mile of frontage on the Thunder Bay River. The property is fully wooded with rolling hills and a mixture of mature Oak, Maple, and Poplar trees. A well-established access trail runs around the property. The land is suitable for fishing, hunting, and general recreation. Access to the property is through an easement shared by adjoining landowners to the North. The property is located in Hillman, MI. The property is an outdoorsman dream. Another 18-acre parcel is for sale approximately a 1/4 mile north of this location.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Hillman
    County
    Montmorency
    State
    Michigan
    Longitude
    -83.9921
    Latitude
    45.0604

    Nearby Similar for Sale

    • $1,400,000
      13,184 SF

      Hillman Assisted Living Facility

      Licensed assisted living facility with 20 individual apartments.
      200 N Elizabeth Street, Hillman, MI 49746
      View Details
    • $815,000
      5,934 SF

      Established Sporting Goods Business For Sale

      Reputable sporting goods business in Northern Michigan with real estate.
      141 State Street, Hillman, MI 49746
      View Details
    • $40,000

      Wooded Lots with Lake Access

      Two wooded lots near shared lake access in Hillman, Michigan.
      V/L W Pinecrest Circle lot: 6 & 7, Hillman, MI 49746
      View Details
    • $200,000
      2,935 SF

      Turnkey Gas Station Opportunity

      Gas station and convenience store for sale in Hillman, Michigan.
      14990 & 14978 State Street, Hillman, MI 49746
      View Details
    • $200,000
      2,935 SF

      Turnkey Gas Station Opportunity

      Gas station and convenience store for sale in Hillman, Michigan.
      14990 & 14978 State Street, Hillman, MI 49746
      View Details
    • $40,000

      2.02 Acre Wooded Parcel

      2.02-acre wooded parcel in Hillman Township, build your dream home.
      VL 2.02 AC Carrier Road, Hillman, MI 49746
      View Details
    • $20,000

      Wooded Lot Near Ess Lake

      1.25 acre wooded lot with lake access near Hillman.
      V/L Ess Lake Drive lot: 213, Hillman, MI 49746
      View Details
    • $55,000

      Hillman, MI Land For Sale

      10.08 acres of land with rolling and sloping topography.
      V/L Par 9 M-32, Hillman, MI 49746
      View Details
    • $15,000

      Wooded Lot Near Lake Avalon

      Wooded lot near Lake Avalon, perfect for recreation or building.
      Francis Ave lot: #60, Hillman, MI 49746
      View Details
    • $50,000

      10 Acres Vacant Land

      10 acre vacant land parcel in Rust Township, Montmorency County.
      VL Camp Domino, Hillman, MI 49746
      View Details
    • $815,000
      5,934 SF

      Established Sporting Goods Business For Sale

      Reputable sporting goods business with real estate, inventory, and goodwill.
      141 State Street, Hillman, MI 49746
      View Details

    FAQs

    What type of property is this?
    Ranch - Pristine 150-acre ranch with Thunder Bay River frontage.
    Where is this ranch located?
    The property is located at 22006 Bowden Trail Hillman, MI.
    What is the asking price?
    The asking price for this property is $495,000.
    What are key features of this property?
    This property features: 150 acre property with **over 1/2 mile of Thunder Bay River frontage**.; Secluded and pristine location in Montmorency County.; Fully wooded with a mixture of mature Oak, Maple, and Poplar trees.
    (989) 450-7870
    We can help!
    Listing Contact
    Trevor Morin
    Trevor Morin
    Real Estate License ID: 6501403772
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!