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    Unique Man Cave Pole Barn Title is generated by Realmo AI

    3901 Blair Valley Road, Traverse City, MI 49685

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    Claim this Listing
    For Sale
    $374,900

    Tricked out pole barn with loft, bar, and golf simulator.

    Type:Mixed Use
    Property size:
    2,364 SF
    Lot size:
    0.20 Acres
    Price / SF:
    $158/SF
    Added:
    Mar 5, 2026
    Days on Market:
    92
    Last Refresh:
    Apr 5 at 8:44 pm

    Property Features for 3901 Blair Valley Road

    General Information

    Standard status
    Active
    Size
    2,364 SF
    Lot size
    0.20 Acres
    Property subtype
    Mixed Use

    Building Details

    Year Built
    2020

    We can help!

    Listing Contact
    Shawn Smith
    Shawn Smith

    Listing agent Shawn Smith License #6506041960

    Listing office Coldwell Banker Commercial Schmidt, Realtors Traverse City

    Listing date Mar 5, 2026

    Source Cbcworldwide

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Commercial Schmidt, Realtors Traverse City

    HighLights

    • Large 240' X 50' pole barn with 2364 square feet, suitable for multiple cars, boats, or recreational activities.
    • Loft area with mini kitchen, wet bar, wine rack, built‑in TV mount, and lounge area.
    • 14' X 14' overhead door and double door main entry.
    • Heated with electric blinds, epoxy floors, utility sink, shower, and tub.
    • Served by telephone, electric, natural gas, municipal water and sewer.
    • Corner unit with gray architecture, vinyl siding, cedar trim, and windows providing natural light.

    Overview

    This unique pole barn offers 2364 square feet of space within a 240' X 50' structure. The corner unit features notable curb appeal and architectural details. An overhead door measures 14' X 14', complemented by a double-door main entry. The interior includes a loft area equipped with a mini kitchen, wet bar, wine rack, and built-in TV mount, creating a lounge space. Steel staircase and railing posts add to the aesthetic. A golf simulator setup is present, though sold separately, and there is ample room for multiple cars or boats. Amenities include heat, electric blinds, epoxy floors, a utility sink, a shower and tub, and a half bath. The gray architecture is enhanced by windows providing natural light. In addition to the overhead door, there are two service doors. The exterior features vinyl siding and cedar trim. The site is served by telephone, electric, natural gas, municipal water, and sewer. The property is situated on 0.2 acres.

    Local Financial Insights For Flex RnD

    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 $40.3k $17.04
    − Vacancy −$2.8k −$1.19
    EGI $37.5k $15.85
    − OpEx −$13.1k −$5.55
    NOI $24.4k $10.30
    2,364 SF · lease $17.04/SF/yr · vacancy 7.00% · expense 35.00%

    Alternative Uses

    Best Use
    Flex RnD
    $347.9K
    $304.4K – $405.9K (±1% cap)
    NOI $24,351 @ 7.0% cap · market cap 6.50%
    Second Best
    Mixed Use
    $288.1K
    $252.1K – $336.1K (±1% cap)
    NOI $20,168 @ 7.0% cap · market cap 5.38%
    Theoretical Best
    Office A
    $513.5K
    $449.4K – $599.1K (±1% cap)
    NOI $35,948 @ 7.0% cap · market cap 9.59%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    M22 Detailing Car Wash

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Building Supply Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Traverse City
    County
    Grand Traverse
    State
    Michigan
    Longitude
    -85.6544642
    Latitude
    44.6764339

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    FAQs

    What type of property is this?
    Mixed-use property - Tricked out pole barn with loft, bar, and golf simulator.
    Where is this mixed-use property located?
    The property is located at 3901 Blair Valley Road Traverse City, MI.
    What is the asking price?
    The asking price for this property is $374,900.
    What are key features of this property?
    This property features: Large 240' X 50' pole barn with 2364 square feet, suitable for multiple cars, boats, or recreational activities.; **Loft area with mini kitchen, wet bar, wine rack, built‑in TV mount, and lounge area.**; 14' X 14' overhead door and double door main entry.
    (231) 499-1990
    We can help!
    Listing Contact
    Shawn Smith
    Shawn Smith
    Real Estate License ID: 6506041960
    Request Owner's contact information
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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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