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    Wooded 10-Acre Holton Land Parcel Title is generated by Realmo AI

    V/L Nichols Road, Holton, MI 49425

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    Claim this Listing
    For Sale
    $86,900

    LAND - Holton, MI

    Lot size:
    10.00 Acres
    Added:
    Dec 13, 2025
    Days on Market:
    172
    Last Refresh:
    Jun 3 at 6:06 pm

    Property Features for V/L Nichols Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    04-002-100-0014-00
    Lot size
    10.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    A 10.00-acre portion of the parent parcel described as: BLUE LAKE TOWNSHIP, SEC 2, T12N R16W, SW 1/4 OF NW 1/4 EXCEPT THE NORTH 1/4 THEREOF; ALSO EXCEPT THE SOUTH 1/4 THEREOF; ALSO EXCEPT THE EAST 33 FEET FOR ROAD RIGHT-OF-WAY. Split from Parcel ID 04-002-100-0014-00. Final acreage and boundary layout to be confirmed by recorded survey.
    Tax Annual Amount
    1958

    Utilities

    Utilities
    Electricity Available

    We can help!

    Listing Contact
    Alexander Hoffman
    Alexander Hoffman

    Listing agent Alexander Hoffman License #6501438595

    Listing office Century 21 Trophy Class 6022 Harvey St, Ste G, Grand Haven, MI

    Listing date Dec 13, 2025

    MLS# 25061841 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.

    HighLights

    • 10 acres of wooded land, ideal for building your dream home or recreational pursuits.
    • Enjoy close proximity to Big Blue Lake and Twin Lake with public access for water activities.
    • Adjacent to tens of thousands of acres of state land, perfect for hunting, hiking, and exploring the great outdoors.
    • Easy access via a county‑maintained paved road, with electricity available for hookup.
    • Relatively flat, high, and dry land featuring diverse tree cover and no wetlands.
    • Conveniently located just 20 minutes from the amenities of Whitehall and North Muskegon.

    Overview

    This 10-acre parcel is located in Blue Lake Township, Western Muskegon County. The land is wooded and situated along a county-maintained paved road, providing year-round access. Electric service is available at the street. The land is relatively flat, high, and dry, without wetlands, and features diverse tree cover. This property is suitable for building, camping, recreation, or creating a private retreat. Tens of thousands of congruent acres of state land offer opportunities for hunting, hiking, and exploring. Big Blue Lake, with public access, is located a mile away, and Twin Lake is also nearby. The property is approximately 20 minutes from Whitehall, North Muskegon, and major amenities. This 10-acre parcel is being divided from a larger 20-acre tract. Sale is contingent upon Blue Lake Township subdivision approval and contingent upon Fifth Third Bank's approval of the split as property is subject to a partial lien release. All property tax amounts are based on the full 20 acres. The property is located in Holton, MI.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Holton
    County
    Muskegon
    State
    Michigan
    Longitude
    -86.1285
    Latitude
    43.452

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    FAQs

    What type of property is this?
    Land - Serene, wooded 10-acre parcel in Blue Lake Township.
    Where is this land located?
    The property is located at V/L Nichols Road Holton, MI.
    What is the asking price?
    The asking price for this property is $86,900.
    What are key features of this property?
    This property features: 10 acres of wooded land, ideal for building your dream home or recreational pursuits.; Enjoy close proximity to Big Blue Lake and Twin Lake with public access for water activities.; Adjacent to tens of thousands of acres of state land, perfect for hunting, hiking, and exploring the great outdoors.
    (231) 327-1701
    We can help!
    Listing Contact
    Alexander Hoffman
    Alexander Hoffman
    Real Estate License ID: 6501438595
    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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