New Pole Barn Industrial
For Sale
$189,000
13715 Clark Road Unit 13, Charlevoix, MI 49720
Newly planned pole barn with in-floor heat and LED lighting within a gated, fenced association.
Property Size1,440 SF
Price / SF$131.25
Days on Market394
Property Features for 13715 Clark Road Unit 13
General Information
Standard status
Active
Size
1,440 SF
Property subtype
Commercial
Site & Location
Road Access
Yes
Fenced Yard
Yes
Utilities to Site
Yes
Listing Agency:
Berkshire Hathaway HomeServices Real Estate
Listed By:
Matthew Murray
(231) 526-9889
Source:
Harborsir
Added: Jul 24, 2025
Changed: Aug 20
Last Checked: Aug 20 at 9:06AM
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 Berkshire Hathaway HomeServices Real Estate
Investment Insights
Based on property information with market context.
Unit 13 is a newly planned industrial pole barn to be built at 30' x 48'. The building is scheduled to be completed by fall 2026 and will be delivered with a finished interior, including full metal interior walls. The package includes electric service, LED lighting, in-floor heat, and an electronic overhead door.
The unit is located close to town and near the city launch ramp, providing convenient access for operators tied to local activity. The association features a paved drive with an electronic gate, security fencing, and community water.
This unit is suited to tenants or buyers looking for a finish-ready warehouse space with climate-supporting in-floor heat and modern overhead door access. The electronic gate and security fence may be important for controlled access. Seller financing is available, and the developer indicates certain building changes or upgrades can be made by buyer request, subject to the proposed parameters.
The unit is located close to town and near the city launch ramp, providing convenient access for operators tied to local activity. The association features a paved drive with an electronic gate, security fencing, and community water.
This unit is suited to tenants or buyers looking for a finish-ready warehouse space with climate-supporting in-floor heat and modern overhead door access. The electronic gate and security fence may be important for controlled access. Seller financing is available, and the developer indicates certain building changes or upgrades can be made by buyer request, subject to the proposed parameters.
Key Highlights
- Unit 13 pole barn planned at 30' x 48'
- Gated, fenced association with paved drive and electronic gate
- Includes security fence and community water
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
$10,972
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
5.81%
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%
$219,440
$219.4K
Cap Rate 7%
$156,743
$156.7K
Cap Rate 9%
$121,911
$121.9K
Market Conditions
NOI Build-Up for 1,440 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
$14.3K $9.96/SF
− Vacancy
−$1.4K −$1.00/SF
EGI
$12.9K $8.96/SF
− OpEx
−$1.9K −$1.34/SF
NOI
$11.0K $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%
$219,440
Cap Rate 7%
$156,743
Cap Rate 9%
$121,911
Alternative Uses
Best Use
Warehouse
$156.7K
$137.2K – $182.9K
NOI $10,972 @ 7.0% cap · market cap 5.81%
Second Best
Industrial
$114.0K
$99.8K – $133.1K
NOI $7,983 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$291.5K
$255.1K – $340.1K
NOI $20,404 @ 7.0% cap · market cap 10.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Yes
Utilities to site
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 - Newly planned pole barn with in-floor heat and LED lighting within a gated, fenced association.
Where is this warehouse located?
The property is located at 13715 Clark Road Unit 13 Charlevoix, MI.
What is the asking price?
The asking price for this property is $189,000.
What are key features of this property?
This property features: Unit 13 pole barn planned at 30' x 48'; Gated, fenced association with paved drive and electronic gate; Includes security fence and community water
