Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Waterfront Land on Black Lake Title is generated by Realmo AI

    V/L Reeds Lane, Vicksburg, MI 49097

    View on Map
    Claim this Listing
    For Sale
    $140,000

    LAND - Vicksburg, MI

    Lot size:
    3.46 Acres
    Added:
    Apr 17, 2026
    Days on Market:
    47
    Last Refresh:
    Jun 2 at 4:06 am

    Property Features for V/L Reeds Lane

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    39-14-34-130-060
    Lot size
    3.46 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    SEC 34-4-11 BEG AT N 1/4 POST TH S 00DEG07'42''W ALG N & S 1/4 LI 691.33FT TH N 51DEG14'53''W 431.64 FT TH N 38DEG45'07''E 398.59FT TH N 86DEG58'49''W 289.05FT TO HOWARD LAKE TH N 1DEG56'48''E ALG HOWARD LAKE 90.54FT TO N SEC LI TH N 89DEG17'55''E ALG SD N LI 374.27FT TO BEG SPLIT FROM 34-130-012 FOR 2007 ROLL
    Tax Annual Amount
    1571

    Utilities

    Utilities
    Electricity Available
    Water front features
    Lake
    Water front
    1

    We can help!

    Listing Contact
    Ashley E Sayles
    Ashley E Sayles

    Listing agent Ashley E Sayles

    Listing office Berkshire Hathaway HomeServices MI 6312 Stadium Drive, Kalamazoo, MI

    Listing date Apr 17, 2026

    MLS# 26016143 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

    • 3. 46 acre property with 90 feet of west‑facing frontage on Black Lake.
    • Waterfront property on Black Lake, known for excellent fishing.
    • Connects to Howard Lake (all‑sports, 118 acres) and Barton Lake (all‑sports, 330 acres).
    • West‑facing orientation provides breathtaking sunset views over the water.
    • Located on a lightly traveled road offering peaceful privacy.
    • Electricity available.

    Overview

    This 3.46-acre property features approximately 90 feet of west-facing frontage on Black Lake. The site offers opportunities for recreation on land and water. Black Lake, known for year-round fishing, connects to Howard Lake, Tub Lake, and Barton Lake, providing access to various lake activities, including kayaking, canoeing, boating, and swimming. The property is located on a lightly traveled road, offering privacy and views of sunsets over the water.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Vicksburg
    County
    Kalamazoo
    State
    Michigan
    Longitude
    -85.578539
    Latitude
    42.084707

    Nearby Similar for Sale

    • $245,000
      4,328 SF

      Vicksburg Commercial Property For Sale

      Commercial property with retail, office, and warehouse space for sale.
      2028 VW Avenue E, Vicksburg, MI 49097
      View Details
    • $549,900

      Vicksburg Multifamily Investment Opportunity

      Four-unit apartment building on 2 acres near Austin Lake.
      10477 S Sprinkle Road, Vicksburg, MI 49097
      View Details
    • $395,000
      8,100 SF

      Vicksburg Church with Sanctuary

      Church property featuring a sanctuary, hall, classrooms, kitchen, apartment, garage.
      109 Mission Dr, Vicksburg, MI 49097
      View Details
    • $599,900

      21.67 Acre Legacy Parcel

      Rare 21.67 acre parcel with development potential near Indian Lake.
      VL E TU Avenue, Vicksburg, MI 49097
      View Details
    • $300,000
      1,784 SF

      Renovated Multi-Family Home

      Fully renovated multi-family home near Portage and 131.
      12511 S 18th Street, Vicksburg, MI 49097
      View Details
    • $64,900

      Commercial Land in Vicksburg, MI

      0.55 acre commercial building site in Vicksburg, MI.
      321 Vine Street, Vicksburg, MI 49097
      View Details
    • $350,000

      Vicksburg Multi-Family Investment Opportunity

      Turn-key four-unit property with high tenant demand in Vicksburg.
      521 N Spruce Street, Vicksburg, MI 49097
      View Details
    • $335,000

      Indian Lake Waterfront Building Site

      0.59 acre building site with 150' lake frontage.
      11765 W Indian Lake, Vicksburg, MI 49097
      View Details
    • $599,900

      Four-Unit Apartment Building on Two Acres

      Remodeled four-unit apartment building on a spacious two-acre lot.
      10477 S Sprinkle Rd, PavilionTownship_Kalamazoo, MI 49097
      View Details
    • $550,000

      Indian Lake Waterfront Land Opportunity

      Rare 0.6-acre waterfront lot on Indian Lake.
      12156 Highview Shores, Vicksburg, MI 49097
      View Details
    • $347,000

      Lakeside Living in Crowne Pointe

      Homesite with water views, beach access, and private dock slips.
      12260 Crowne Pointe Drive, Vicksburg, MI 49097
      View Details
    • $165,000

      Vicksburg Land Ready For Farming

      Nearly 7 acres of land ready for farming or building.
      VL S Sprinkle Road, Vicksburg, MI 49097
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - 3.46 acres with 90 feet of west-facing frontage.
    Where is this waterfront land located?
    The property is located at V/L Reeds Lane Vicksburg, MI.
    What is the asking price?
    The asking price for this property is $140,000.
    What are key features of this property?
    This property features: 3. 46 acre property with 90 feet of west‑facing frontage on Black Lake.; Waterfront property on Black Lake, known for excellent fishing.; Connects to Howard Lake (all‑sports, 118 acres) and Barton Lake (all‑sports, 330 acres).
    (269) 615-0322
    We can help!
    Listing Contact
    Ashley E Sayles
    Ashley E Sayles
    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

    Thank You for Inquiry
    V/L Reeds Lane, Vicksburg, MI 49097
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!