New Pole Barn Warehouse
For Sale
$329,000
13715 Clark Road lot 11, Charlevoix, MI 49720
Lots/Land, Charlevoix, MI
Property Size3,200 SF
Lot Size0.07 Acres
Price / SF$102.81
Days on Market235
Property Features for 13715 Clark Road lot 11
General Information
Property type
Land
Property subtype
Other
Zoning
commercial
Lot features
Natural Gas, Under Ground Utilities, Shared Access, Paved Road
Elementary school district
Charlevoix
Middle school district
Charlevoix
High school district
Charlevoix
Directions
Headed south on M-66 turn right on Loeb Road, then Right on Clark road, assoc is on your right after 400'.
Subdivision
Marion
Standard status
Active
APN
009-555-011-00
Lot size
0.07 Acres
Taxes and HOA fees
Tax Description
NOTHERN STORAGE CLUB UNIT 11
HOA Fee
$750 Annually
Legal Description
NOTHERN STORAGE CLUB UNIT 11
Listing Agency:
Berkshire Hathaway HomeServices Real Estate
(231) 547-9905
Listed By:
Matthew Murray · License #6501441581
(231) 675-3730
Added: Dec 29, 2025
Changed: Aug 19
Last Checked: Aug 21 at 3:06AM
MLS# 478262
Copyright © 2026 Northern Michigan 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 offering includes Unit 11 in a planned association of warehouse buildings, featuring a new pole barn to be built measuring 40’ x 80’. The space is planned to be completed with electric service and LED lighting, along with in-floor heat. The building will also include full metal interior walls for a clean, durable interior finish, and an electronic overhead door for convenient access. Buyers can also request certain building changes or upgrades to accommodate specific needs.
The association provides a paved drive with an electronic gate and security fence, supported by community water. The property is described as being close to town and the city launch ramp.
For buyers seeking a workshop, storage, or light commercial warehouse configuration, this unit’s combination of heated floors, insulated-style metal interior walls, and electronically operated overhead access supports a range of tenant and operator requirements. The seller notes that completion is targeted before fall of 2026, and seller financing is available. Zoning is listed as commercial, aligning with a variety of business uses.
The association provides a paved drive with an electronic gate and security fence, supported by community water. The property is described as being close to town and the city launch ramp.
For buyers seeking a workshop, storage, or light commercial warehouse configuration, this unit’s combination of heated floors, insulated-style metal interior walls, and electronically operated overhead access supports a range of tenant and operator requirements. The seller notes that completion is targeted before fall of 2026, and seller financing is available. Zoning is listed as commercial, aligning with a variety of business uses.
Key Highlights
- Association features a paved drive with electronic gate, security fence, and community water
- Unit 11 includes a new 40' x 80' pole barn to be built
- Buildings will be delivered with electric service, LED lighting, and in‑floor heat
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$24,382
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.41%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$487,640
$487.6K
Cap Rate 7%
$348,314
$348.3K
Cap Rate 9%
$270,911
$270.9K
Market Conditions
NOI Build-Up for 3,200 SF
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.
Gross rent
$31.9K $9.96/SF
− Vacancy
−$3.2K −$1.00/SF
EGI
$28.7K $8.96/SF
− OpEx
−$4.3K −$1.34/SF
NOI
$24.4K $7.62/SF
Area
Charlevoix County, MI
Vacancy
10.00%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$487,640
Cap Rate 7%
$348,314
Cap Rate 9%
$270,911
Alternative Uses
Best Use
Warehouse
$348.3K
$304.8K – $406.4K
NOI $24,382 @ 7.0% cap · market cap 7.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$647.8K
$566.8K – $755.7K
NOI $45,343 @ 7.0% cap · market cap 13.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Heavy power
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
40
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 49720, MI
9,127
Population
6,236
Households
1.5
Avg Household Size
52
Median Age
38%
College-Educated
97%
High-School Grad
95.5 sq mi
ZIP Area
96
Density / Sq Mi
$76,127
Median Household Income
$41,563
Median Earnings
$985
Median Rent
$265,100
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- National Storage — 6600 M-66, Charlevoix, MI 49720
- Walstrom Marine — 6472 M-66 N, Charlevoix, MI 49720
Frequently Asked Questions
What type of property is this?
Warehouse - New 40’x80’ pole barn with in-floor heat, LED lighting, electric overhead door, and metal interior walls in a gated association.
Where is this warehouse located?
The property is located at 13715 Clark Road lot 11 Charlevoix, MI.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: Association features a paved drive with electronic gate, security fence, and community water; Unit 11 includes a new 40' x 80' pole barn to be built; Buildings will be delivered with electric service, LED lighting, and in‑floor heat
