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

    6465 Fox Den Custer, MI 49405

    View on Map
    Claim this Listing
    New
    For Sale
    $49,900

    Land, Other - EdenTownship_Mason, MI

    Lot size:
    1.41 Acres
    Added:
    Apr 20, 2026
    Days on Market:
    2
    Last Refresh:
    Apr 21 at 5:06 am

    Property Features for 6465 Fox Den

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    1.41 Acres

    Taxes and HOA fees

    Expense value
    27.079999923706
    Expense
    Home Owner Assessments Fee

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Kevin Bishop
    Kevin Bishop

    Listing agent Kevin Bishop License #6502432745,PersonLicenseNumber

    Listing office NextHome Realty Now 612 S. Washington Avenue, MI

    Listing date Apr 20, 2026

    MLS# 67026016577 Listing URL

    Copyright © 2026 NextHome, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Whiskey Creek Premier Lot

    This 1.41-acre lot, identified as Lot #197 in Whiskey Creek, is available for purchase. The property features 173 feet of frontage on Fox Den Rd and is equipped with electrical service. According to the listing, the property allows for the construction of a pole barn before a residence. The location is bordered by public land and provides access to private beaches, ponds, a clubhouse, and over 150 acres of common ground. The annual dues are $324.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Custer
    County
    Mason
    State
    Michigan
    Longitude
    -86.1616427
    Latitude
    43.8354243

    Nearby Similar for Sale

    • $165,000
      1,352 SF

      Prime Commercial Space in Custer

      High-visibility commercial building in downtown Custer, suitable for retail/office.
      2351 E US 10, Custer, MI 49405
      View Details
    • $60,000

      Land Near Manistee National Forest

      Recreational land with utilities near Manistee National Forest.
      4551 Deer Cove Road, Custer, MI 49405
      View Details
    • $55,900

      Secluded Wooded Lot with Utilities

      0.81-acre wooded lot with utilities near Manistee National Forest.
      4718 Deer Cove Road, Custer, MI 49405
      View Details
    • $39,900

      Recreational Land Bordering National Forest

      RV recreational lot bordering Manistee National Forest.
      V/L E Kissing Oaks Trail, Custer, MI 49405
      View Details
    • $39,900

      Whiskey Creek RV Recreational Lot

      RV recreational lot bordering Manistee National Forest.
      V/L East Kissing Oaks Trail, Custer, MI 49405
      View Details
    • $35,000

      RV Site in Recreational Paradise

      RV site with amenities near Manistee National Forest.
      5121 Oak Lane, Custer, MI 49405
      View Details
    • $25,000

      Campsite Unit in Whiskey Creek

      Campsite Unit with power, community water, and private septic.
      5056 E Sassafras Lane, Custer, MI 49405
      View Details
    • $139,900

      Recreational Land Near National Forest

      18.30 acres of wooded recreational land in Mason County.
      6270 S Woods Trail, Custer, MI 49405
      View Details
    • $67,999

      Custer Land Near National Forest

      Land with cabin, shed, and trailer near Manistee National Forest.
      4993 E Wetland Trail, Custer, MI 49405
      View Details
    • $67,999

      Whiskey Creek Wilderness Retreat

      Land with cabin, storage shed, and trailer near national forest.
      4993 East Wetland Trail, Custer, MI 49405
      View Details
    • $35,000

      Lost Lake Access Land

      Affordable lot with access to all-sports Lost Lake.
      LOT 108 STELLA STREET, CUSTER, MI 49405
      View Details
    • $49,000

      Deeded RV Lot Ready

      Deeded RV lot with electrical service and development options.
      6389 South Woods Trail Road, Custer, MI 49405
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 1.4 acre lot with electrical service and building flexibility.
    Where is this residential land & home lot located?
    The property is located at 6465 Fox Den Custer, MI.
    What is the asking price?
    The asking price for this property is $49,900.
    What are key features of this property?
    This property features: 1.4 Acre Lot: One of the largest single lots in Whiskey Creek.; Pole Barn First: Right to build a pole barn before a residence.; Lot is already equipped with electrical service.
    (231) 303-3595
    We can help!
    Listing Contact
    Kevin Bishop
    Kevin Bishop
    Real Estate License ID: 6502432745,PersonLicenseNumber
    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!