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    6446 W Beard Rd Perry, MI 48872

    Sponsored
    For Sale
    $299,900

    Barn, Farm - Perry, MI

    Type:Farm
    Property size:
    1,982 SF
    Lot size:
    2.50 Acres
    Days on Market:
    1
    Last Refresh:
    Jan 23 at 10:06 pm

    Property Features for 6446 W Beard Rd

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Dining Room, Kitchen, Living Room
    Bedrooms
    4
    Bathrooms
    2
    APN
    013-24-300-028-01
    Parking features
    Garage, Garage - Detached, Workshop
    Patio and Porch features
    Patio, Porch
    Interior features
    Hardwood Floors, Sump Pump, Walk-In Closet, Whirlpool/Hot Tub
    Exterior features
    Garden Area, Patio, Porch, Spa/Hot Tub, Horse Barn, Barn, Corral(s), Garage(s), Pole Barn, Stable(s), Workshop
    Fireplace
    1
    Basement Y/N
    1
    Appliances
    Dishwasher, Dryer, Microwave, Range, Refrigerator, Washer
    Size
    1,982 SF
    Lot size
    2.50 Acres

    Utilities

    Heating system
    Fireplace(s), Forced Air
    Cooling system
    Ceiling Fan(s)

    Building Details

    Year built
    1920
    Floors in Building
    2
    Flooring type
    Carpet, Laminate, Wood
    Building materials
    Vinyl Siding
    Architectural style
    Other
    Additional Structures
    Barn(s), Corral(s), Garage(s), Stable(s), Workshop

    We can help!

    Listing Contact
    Jack Walker III

    American Associates, Inc. Realtors Builders (810) 691-4124

    Listing agent Jack Walker III (810) 579-3333

    Listing date Jan 23, 2026

    MLS# 50197731 Listing URL

    Copyright © 2026 Multiple Listing Service MiRealSource. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Barn Style Farm House

    This barn-style farmhouse, situated on 2.5 acres in Perry, Michigan, features 4 bedrooms and 2 bathrooms. The 1,982 square foot interior includes wood trim, an updated kitchen and main bath, and hardwood floors. A first-floor owner suite offers a private full bath and walk-in closet, along with first-floor laundry. The living room includes a wood-burning fireplace. The property includes landscaping and four outbuildings: a 25x50 detached garage with a workshop, a 30x50 pole barn with an attached 20x20 storage area, a 30x50 animal barn with stalls and outdoor corrals, and a 12x20 hay barn. A large vegetable garden and fruit trees/vines, including apples, peaches, grapes, and raspberries, are present on the property. A hot tub with private entrance to the owner's suite is surrounded by wildflower gardens. This property is suited for small-town living and homesteading.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Building Supply Spa & Massage Dental Office Auto Repair Shop Skin Care Clinic Accounting Firm HVAC Service Electrical Service Home Appliance Store Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Perry
    County
    Shiawassee
    State
    Michigan
    Longitude
    -84.28865
    Latitude
    42.80508

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    FAQs

    What type of property is this?
    Farm - Gorgeous 4 bed, 2 bath barn-style farmhouse on 2.5 acres.
    Where is this farm located?
    The property is located at 6446 W Beard Rd Perry, MI.
    What is the asking price?
    The asking price for this property is $299,900.
    What are key features of this property?
    This property features: - 2. 5 acre property with 4 outbuildings: 25x50 detached garage with workshop, 30x50 pole barn with 20x20 storage, 30x50 animal barn with stalls/corrals, and 12x20 hay barn.; - 4 bedroom, 2 bathroom 'Barn Style' farmhouse in Perry Schools.; - Enjoy the **large, private first-floor owner's suite** with full bath and walk-in closet.
    (810) 579-3333
    Request Owner's contact information
    6446 W Beard Rd Perry, MI 48872
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    Perry, MI 48872
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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.

    More about this property
    6446 W Beard Rd Perry, MI 48872
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    We can help!
    Listing Contact
    Jack Walker III
    (810) 579-3333
    Learn more
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