Licensed Adult Foster Care
8155 Blackman Road Kingsley, MI 49649
For Sale
$725,000
Pending
COMMERCIAL - Kingsley, MI
Property Size5,800 SF
Lot Size9.97 Acres
Days on Market48
Property Features for 8155 Blackman Road
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
6
Rooms
Bathroom 3, Bathroom 1, Bathroom 4, Bathroom 2, Bathroom 5, Bathroom 6
Exterior features
Vinyl
Standard status
Pending
Size
5,800 SF
Lot size
9.97 Acres
Taxes and HOA fees
Tax Description
PARCEL A: PART OF SEC17 T25N R10W COM AT NW CNR SEC 17 TH S 00 DEG 31'00" W 658.06' TO POB TH S 00 DEG 31'00" W 329.03' TH N 89 DEG 54'01" E 1317.26' TH N 00 DEG 31'27" E 330.39' TH S 89 DEG 50'29" W 1317.32' TO POB SPLIT ON 10/28/2004 FROM 10-017-005-10
Utilities
Water source
Private
Building Details
Building materials
Frame, 2x6 Framing
Roof type
Asphalt
Listing Agency:
The Difference Real Estate
(231) 564-2600
Listed By:
Amber Ahlin
(616) 788-3142
Added: Jun 10
Changed: Jul 18
Last Checked: Jul 27 at 1:06PM
MLS# 1946365
Copyright © 2026 Northern Great Lakes Realtors MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This property is a licensed adult foster care (AFC) home currently operating as a live-in facility with 6-bed capacity. The building includes 10 bedrooms, with 4 full baths and 4 half baths, along with multiple gathering areas including three living rooms and a large kitchen/dining setup. The main floor is wheelchair accessible, and the lower level is currently used as the owners’ living quarters. Mechanical and utility features include a whole-house Kohler generator, forced air and hot water heat, two independent septic systems, and two separate 200-amp electric services. For parking and storage, there is an attached 2-car garage and an impressive pole barn for maintenance equipment. The outdoor setting is supported by nearly 10 private acres.
The property is located at 8155 Blackman Road in Kingsley, Michigan, in Grand Traverse County, with convenient access to Traverse City, Cadillac, and surrounding Northern Michigan communities.
For an operator or buyer seeking a senior housing or care-focused residential model, the on-site configuration and licensed status may support continued AFC operations and related group-living concepts, subject to applicable permitting and township approval. The size of the home and the available acreage can also be useful for operators evaluating programming, staffing space, and potential future site improvements within regulatory requirements.
The property is located at 8155 Blackman Road in Kingsley, Michigan, in Grand Traverse County, with convenient access to Traverse City, Cadillac, and surrounding Northern Michigan communities.
For an operator or buyer seeking a senior housing or care-focused residential model, the on-site configuration and licensed status may support continued AFC operations and related group-living concepts, subject to applicable permitting and township approval. The size of the home and the available acreage can also be useful for operators evaluating programming, staffing space, and potential future site improvements within regulatory requirements.
Key Highlights
- Licensed 6‑bed live‑in adult foster care (AFC) home on 10 private acres in Northern Michigan
- 10 bedrooms with 4 full baths and 4 half baths
- Main floor is wheelchair accessible; lower level currently used as owners living quarters
Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $104.4k | $18.00 |
| − Vacancy | −$4.2k | −$0.72 |
| EGI | $100.2k | $17.28 |
| − OpEx | −$45.1k | −$7.78 |
| NOI | $55.1k | $9.50 |
5,800 SF · lease $18.00/SF/yr · vacancy 4.00% · expense 45.00%
Alternative Uses
Best Use
Apartment 5plus
$787.5K
$689.0K – $918.7K
NOI $55,123 @ 7.0% cap · market cap 7.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,197 @ 7.0% cap · market cap 12.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Similar Off Market Nearby
- Lindsay’s CountrySide Senior AFC, LLC — 8155 Blackman Rd, Kingsley, MI 49649
Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed 6-bed AFC facility on nearly 10 private acres with generator backup, multiple utilities, and wheelchair-accessible main floor.
Where is this assisted living facility located?
The property is located at 8155 Blackman Road Kingsley, MI.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Licensed 6‑bed live‑in adult foster care (AFC) home on 10 private acres in Northern Michigan; 10 bedrooms with 4 full baths and 4 half baths; Main floor is wheelchair accessible; lower level currently used as owners living quarters
