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    3883 W Carleton Road Hillsdale, MI 49242

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    Claim this Listing
    For Sale
    $1,300,000

    COMMERCIAL - Hillsdale, MI

    Type:Retail
    Property size:
    13,000 SF
    Lot size:
    13.00 Acres
    Price / SF:
    $100/SF
    Added:
    Mar 16, 2026
    Days on Market:
    48
    Last Refresh:
    May 2 at 8:06 pm

    Property Features for 3883 W Carleton Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Bathrooms
    5
    Rooms
    Bathroom 2, Bathroom 5, Bathroom 4, Bathroom 3, Bathroom 1
    Parking
    100
    Interior features
    Broadband
    Standard status
    Active
    APN
    006-216-200-03
    Size
    13,000 SF
    Lot size
    13.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Section 16
    Tax Annual Amount
    13690

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    2004
    Number of units
    1
    Building materials
    Block, Concrete, Vinyl Siding, Metal Siding
    Roof type
    Metal, Composition

    We can help!

    Listing Contact
    Doug Beiswanger
    Doug Beiswanger

    Listing agent Doug Beiswanger License #6502425012

    Listing office Coldwell Banker Beiswanger Realty Group 1331 Horton Rd., Jackson, MI

    Listing date Mar 16, 2026

    MLS# 26010081

    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

    Family Entertainment Destination with Restaurant

    This unique property features a historically profitable family entertainment destination, combining a Cottage Inn Pizza restaurant with a seasonal fun park. The fun park includes go-karts, bumper boats, mini golf, a driving range, an arcade, laser tag, and axe throwing. The Cottage Inn restaurant offers dine-in, carryout, and delivery services, accommodating up to 99 guests with seating for over 110. The dining area is designed with a quiet side featuring booths, tables, a hot/cold lunch buffet, and a jukebox, alongside an open family dining area with an indoor play place for children under 11. The open side is also suitable for private party rentals, accommodating groups of approximately 12, 16, or 24. The former fun park arcade building is integrated with the restaurant, featuring a two-story arcade, two restrooms, two stockrooms, an employee lounge, a kitchen/prep area (currently not in use), a redemption counter, and a private birthday party room that seats up to 32 guests. The arcade games are operated under a revenue-sharing agreement. Outdoor attractions include a go-kart track with two styles of kart racing, a bumper boat pool upgraded in 2024 with gas-powered boats, and an 18-hole mini golf course. A driving range adds another revenue stream. Newer additions include an indoor laser tag arena and axe-throwing space with seating for roughly 12-16 people and its own restroom. In 2025, the obsolete batting cages were removed, opening up additional space that could be used for extra parking or future attractions. The property is a well-established operation with multiple revenue streams and community loyalty.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Silos Fun Park Arcade & Gaming Center Cottage Inn Pizza ... Take-out & Catering

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Nail Salon Hotel & Motel Gym & Fitness Center

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

    Similar Places Nearby

    • Silos Fun Park — 3883 W Carleton Rd, Hillsdale, MI 49242

    Location Insight

    • Map
    • Local Demand
    City
    Hillsdale
    County
    Hillsdale
    State
    Michigan
    Longitude
    -84.659118
    Latitude
    41.952428

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    FAQs

    What type of property is this?
    Sports & entertainment property - Profitable family entertainment destination with Cottage Inn restaurant and fun park.
    Where is this sports & entertainment property located?
    The property is located at 3883 W Carleton Road Hillsdale, MI.
    What is the asking price?
    The asking price for this property is $1,300,000.
    What are key features of this property?
    This property features: Established, historically profitable family entertainment destination with multiple revenue streams.; Cottage Inn Pizza franchise with dine‑in, carryout, and delivery, including a unique dine‑in experience and party rental options.; Diverse attractions including go‑karts, upgraded bumper boats, mini golf, driving range, arcade, laser tag, and axe throwing.
    (517) 914-9555
    We can help!
    Listing Contact
    Doug Beiswanger
    Doug Beiswanger
    Real Estate License ID: 6502425012
    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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    3883 W Carleton Road, Hillsdale, MI 49242

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