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    Waterfront Land with Cottages Title is generated by Realmo AI

    1487 Town U Road, Florence, WI 54121

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    Claim this Listing
    For Sale
    $1,500,000

    LAND - Florence T-WI, WI

    Lot size:
    2.54 Acres
    Added:
    Oct 20, 2025
    Days on Market:
    214
    Last Refresh:
    May 21 at 6:06 pm

    Property Features for 1487 Town U Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    2.54 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5601

    Utilities

    Water source
    Private
    Water front
    1

    Building Details

    Additional Structures
    Boat House

    We can help!

    Listing Contact
    RYAN GORDON
    RYAN GORDON

    Listing agent RYAN GORDON License #6502420131

    Listing office STEPHENS REAL ESTATE 1320 CARPENTER AVE., Iron Mountain, WI

    Listing date Oct 20, 2025

    MLS# 50192135 Listing URL

    Copyright © 2026 Upper Peninsula Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Rare 2.5‑acre waterfront parcel with 208 ft of sandy beach on Bass Lake.
    • Southern exposure and level access to the water's edge.
    • Located on the Spread Eagle Chain of eight interconnected lakes, known for excellent fishing.
    • Includes three fully furnished rustic cottages, three boat docks, and a large 3‑stall boathouse with rec room.
    • Essential utilities are already in place: drilled well, septic, underground electric, and propane (natural gas available).
    • Elevated location provides incredible lake views.

    Overview

    This is a rare opportunity to acquire a 2.5-acre waterfront parcel with southern exposure on Bass Lake. The property features 208 feet of sandy beach frontage that is level to the water's edge. It is ideally situated across from Eagle Island on the crystal clear, spring-fed Spread Eagle Chain, which consists of eight interconnected lakes. Included on the property are three fully furnished rustic cottages, three boat docks, and a large 3-stall boathouse. The boathouse features a furnished rec room, equipment storage room, and a fish cleaning facility. Existing utilities include a drilled well, septic system, and underground electric services. Propane is on site, and natural gas is available. The sandy beach is suitable for swimming and water sports, and the Spread Eagle Chain is known for excellent fishing. The elevated location provides incredible lake views. The value is in the land itself, offering a stunning setting for a dream home. The property is located just 8 miles east of Iron Mountain, Michigan.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Florence
    County
    Florence
    State
    Wisconsin
    Longitude
    -88.3553
    Latitude
    45.8943

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    FAQs

    What type of property is this?
    Waterfront Land - 2.5-acre waterfront parcel with cottages on Bass Lake.
    Where is this waterfront land located?
    The property is located at 1487 Town U Road Florence, WI.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: Rare 2.5‑acre waterfront parcel with **208 ft of sandy beach on Bass Lake.**; **Southern exposure and level access to the water's edge.**; Located on the Spread Eagle Chain of eight interconnected lakes, known for excellent fishing.
    (906) 282-1644
    We can help!
    Listing Contact
    RYAN GORDON
    RYAN GORDON
    Real Estate License ID: 6502420131
    Learn More
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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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