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    S Hendrie River Road Hulbert, MI 49748

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    Claim this Listing
    For Sale
    $199,999

    LAND - Hulbert, MI

    Lot size:
    364.00 Acres
    Added:
    Nov 20, 2025
    Days on Market:
    161
    Last Refresh:
    Apr 30 at 11:06 pm

    Property Features for S Hendrie River Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    17-007-017-003-00 and 17- 007-017-003-40
    Lot size
    364.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    92 SPL 557/109 95 CFR WITHDRAWAL 643/726 107 110 551/333 553/429 557/109 SEC 17 T45N R7W W 1/2 EX SW 1/4 OF SW 1/4 & EX NE 1/4 OF NW 1/4. 236.97 A M/L. SE 1/4 EX NE 1/4 OF SE 1/6.(116.35A M/L) TOATL ACRES 353.32 M/L. -AND- 2022 SPLIT OF 007-017-003-25 1371/1088 SEC 17 T45N R7W PT OF NE 1/4 OF NW 1/4 LYING WESTERLY OF RR ROW 10.67 ACRES+/-
    Tax Annual Amount
    6352

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Septic Tank
    Water front features
    Creek
    Water front
    1

    We can help!

    Listing Contact
    Roxanne McIntyre
    Roxanne McIntyre

    Listing agent Roxanne McIntyre License #6502401726

    Listing office Always McIntyre Realty, LLC 8366 E 88th St., Howard City, MI

    Listing date Nov 20, 2025

    MLS# 25059226 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.

    Overview

    Hulbert Land with Cabin

    This 364 +/- acre property in Chippewa County, Michigan's Upper Peninsula, offers a blend of woods, open land, and wetland, with a creek running through it fed by the Hendrie River. A cabin built in 2001 provides 900 sq ft of living space with 2-bedrooms, sleeping 10. The cabin is equipped with a gas space heater and gas instant hot water heater, utilizing 100-pound gas tanks. Septic and a drain field are present, and there is a bathroom in the cabin. Water is sourced from a neighbor's flowing artesian well, stored in a large plastic tote, and pumped through the instant heater. The seller believes a well drilled on the property could also yield a flowing artesian well. A 100' x 100' sandy parking lot is deeded to the current seller and will transfer to the new owner. The land is located 6/10 of a mile from M28, accessible via a public 2-track road/easement. The cabin is approximately 1/4 mile from the Hendrie River (Creek). Two sides of the property adjoin large parcels of state land. The land is ideal for outdoor activities such as hunting, fishing, hiking, and snowmobiling, with access to 6,000 miles of trails. It is also a gateway to Upper Peninsula attractions like casinos, the Soo Locks, Tahquamenon Falls, and Pictured Rocks National Lakeshore. The nearest electric pole is about 1/2 mile from the property.
    Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Hulbert
    County
    Chippewa
    State
    Michigan
    Longitude
    -85.213302
    Latitude
    46.299642

    FAQs

    What type of property is this?
    Farm - 364-acre property with cabin near Hendrie River.
    Where is this farm located?
    The property is located at S Hendrie River Road Hulbert, MI.
    What is the asking price?
    The asking price for this property is $199,999.
    What are key features of this property?
    This property features: 364 +/- Acres in Michigan's Upper Peninsula, Chippewa County, offering extensive space for outdoor activities.; Adjoins large parcels of State Land on two sides, expanding recreational opportunities.; 900 sq ft cabin built in 2001 with 2 bedrooms, sleeps 10, providing a comfortable base for exploring the UP.
    (231) 349-1110
    We can help!
    Listing Contact
    Roxanne McIntyre
    Roxanne McIntyre
    Real Estate License ID: 6502401726
    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.

    More about this property
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