New Pole Barn Warehouse
For Sale
$209,000
13715 Clark Road lot 12, Charlevoix, MI 49720
Lots/Land, Charlevoix, MI
Property Size1,800 SF
Lot Size0.07 Acres
Price / SF$116.11
Days on Market51
Property Features for 13715 Clark Road lot 12
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
009-555-012-00
Lot size
0.07 Acres
Taxes and HOA fees
Tax Description
NOTHERN STORAGE CLUB UNIT 12
HOA Fee
$750 Annually
Legal Description
NOTHERN STORAGE CLUB UNIT 12
Listing Agency:
Berkshire Hathaway HomeServices Real Estate
(231) 547-9905
Listed By:
Matthew Murray · License #6501441581
(231) 675-3730
Added: Jul 2
Changed: Aug 19
Last Checked: Aug 21 at 6:06AM
MLS# 478255
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.
Unit 12 is a new pole barn warehouse to be built as a 30’ x 60’ structure. The building is planned to be delivered completely finished, including electric service, LED lighting, and in-floor heat, along with an electronic overhead door. Interior finishes are planned with full metal interior walls for a straightforward, utility-focused space.
The development includes a paved drive with an electronic gate and security fence, along with community water service. The property is described as close to town and a city launch ramp, which may be useful for operators looking for easy access to local amenities.
This unit is positioned for buyers who want a turnkey, finished warehouse buildout within a secured association setting. With key systems like electric, lighting, in-floor heat, and an electronic door already included in the planned scope, it can be a practical fit for light industrial storage and workflow needs where durable interior walls and year-round-ready heating are priorities. Completion is targeted before fall of 2026, and seller financing is available. Buyers can request certain building changes or upgrades during the project.
The development includes a paved drive with an electronic gate and security fence, along with community water service. The property is described as close to town and a city launch ramp, which may be useful for operators looking for easy access to local amenities.
This unit is positioned for buyers who want a turnkey, finished warehouse buildout within a secured association setting. With key systems like electric, lighting, in-floor heat, and an electronic door already included in the planned scope, it can be a practical fit for light industrial storage and workflow needs where durable interior walls and year-round-ready heating are priorities. Completion is targeted before fall of 2026, and seller financing is available. Buyers can request certain building changes or upgrades during the project.
Key Highlights
- Unit 12: new pole barn to be built at 30' x 60'
- Association paved drive with electronic gate, security fence, and community water
- Pole barn will include electric service with LED lighting
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
$13,715
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
6.56%
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%
$274,300
$274.3K
Cap Rate 7%
$195,929
$195.9K
Cap Rate 9%
$152,389
$152.4K
Market Conditions
NOI Build-Up for 1,800 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
$17.9K $9.96/SF
− Vacancy
−$1.8K −$1.00/SF
EGI
$16.1K $8.96/SF
− OpEx
−$2.4K −$1.34/SF
NOI
$13.7K $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%
$274,300
Cap Rate 7%
$195,929
Cap Rate 9%
$152,389
Alternative Uses
Best Use
Warehouse
$195.9K
$171.4K – $228.6K
NOI $13,715 @ 7.0% cap · market cap 6.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$364.4K
$318.8K – $425.1K
NOI $25,505 @ 7.0% cap · market cap 12.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
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 - Constructed pole barn warehouse unit with electric, in-floor heat, LED lighting, and a powered overhead door.
Where is this warehouse located?
The property is located at 13715 Clark Road lot 12 Charlevoix, MI.
What is the asking price?
The asking price for this property is $209,000.
What are key features of this property?
This property features: Unit 12: new pole barn to be built at 30' x 60'; Association paved drive with electronic gate, security fence, and community water; Pole barn will include electric service with LED lighting
