Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search

    3250 W Isabella Road Shepherd, MI 48883

    View on Map
    Claim this Listing
    For Sale
    $99,900

    LAND - Shepherd, MI

    Lot size:
    19.30 Acres
    Added:
    Mar 10, 2026
    Days on Market:
    59
    Last Refresh:
    May 7 at 4:06 am

    Property Features for 3250 W Isabella Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    030-012-300-400-00
    Lot size
    19.30 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Part of: SEC 12 T14N R2W SE 1/4 OF SW 1/4. EXC HWY ROW.
    Tax Annual Amount
    1

    Utilities

    Utilities
    Electricity Available

    We can help!

    Listing Contact
    Mark S Hoskins
    Mark S Hoskins

    Listing agent Mark S Hoskins

    Listing office Berkshire Hathaway HomeServices Michigan Real Estate (Rock) 502 Northland Drive, Grand Rapids, MI

    Listing date Mar 10, 2026

    MLS# 26008882 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.

    HighLights

    • Large, heavily wooded 19.3 +/- acre parcel.
    • Approved for septic system by Egle (perked).
    • Convenient location between Mt. Pleasant and Midland on M‑20.
    • Suitable for hunting, recreation, and building a home.
    • Electricity Available.
    • Only 10 miles from Soaring Eagle Casino.

    Overview

    Heavily Wooded Acreage on M-20

    This property features approximately 19.3 acres of heavily wooded land situated on W. Isabella Rd. (M-20), located between Mt. Pleasant and Midland. The land presents possibilities for hunting, recreational activities, and building a home. The property has been perked and approved by Egle for a septic system. It is located approximately 10 miles from Soaring Eagle Casino.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Auto Parts Store Pet Store & Service (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Shepherd
    County
    Isabella
    State
    Michigan
    Longitude
    -84.50095
    Latitude
    43.613354

    Nearby Similar for Sale

    • $489,000
      5,200 SF

      Historic Mixed-Use Income Opportunity

      Mixed-use property with retail and short-term rental income.
      323 W Wright Avenue, Shepherd, MI 48883
      View Details
    • $175,000
      3,612 SF

      Unique Corner-Lot Industrial Building

      Versatile industrial building with living quarters and artistic flair.
      5496 W Isabella Road, Shepherd, MI 48883
      View Details
    • $99,900

      Wooded Acreage Near Mt. Pleasant

      19.3 acres of wooded land suitable for recreation or building.
      3100 W Isabella Road, Shepherd, MI 48883
      View Details
    • $26,500

      Land Parcel Near Shepherd, MI

      1.75-acre vacant lot ideal for building a dream home.
      TBD S Wise Road, Shepherd, MI 48883
      View Details
    • $489,000
      5,000 SF

      Historic Mixed-Use Income Opportunity

      Rare mixed-use property with retail and short-term rental income.
      323 W Wright Ave, Shepherd, MI 48883
      View Details
    • $140,000
      43,560 SF

      Versatile Commercial Property on Major Road

      Prime commercial property with high visibility and multiple income streams.
      4235 W Isabella Road, Shepherd, MI 48883-8617
      View Details
    • $50,000

      Commercial Land in Shepherd, MI

      1.34 acres of commercial land at a traffic light.
      5437 W ISABELLA, Shepherd, MI 48883
      View Details
    • $140,000
      43,560 SF

      Versatile Commercial Property on State Road

      Commercial property with storefronts, mobile homes, and development potential.
      4235 W Isabella, Shepherd, MI 48883
      View Details

    FAQs

    What type of property is this?
    Recreation land - 19.3 acres of wooded land approved for septic system.
    Where is this recreation land located?
    The property is located at 3250 W Isabella Road Shepherd, MI.
    What is the asking price?
    The asking price for this property is $99,900.
    What are key features of this property?
    This property features: Large, heavily wooded 19.3 +/- acre parcel.; Approved for septic system by Egle (perked).; Convenient location between Mt. Pleasant and Midland on M‑20.
    (616) 893-9422
    We can help!
    Listing Contact
    Mark S Hoskins
    Mark S Hoskins
    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

    Thank You for Inquiry
    3250 W Isabella Road, Shepherd, MI 48883
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!