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    Improved Recreational Land Retreat Title is generated by Realmo AI

    17110 21 Mile Road, Tustin, MI 49688

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    Claim this Listing
    New
    For Sale
    $65,000

    Vacant Land Improved - Tustin, MI

    Lot size:
    4.40 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 3 at 9:06 am

    Property Features for 17110 21 Mile Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Single Wide Mobiles Allwd,Metes and Bounds
    Exterior features
    None, Countryside View, Seasonal View, Landscaped, Garden Area, Rv Parking
    Standard status
    Active
    Lot size
    4.40 Acres

    Utilities

    Water front features
    Creek, Pond, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Mary Colmus
    Mary Colmus

    Listing agent Mary Colmus

    Listing office ERA Greater North Properties 3080 W 13Th Street, Cadillac, MI

    Listing date Jun 2, 2026

    MLS# 1946024 Listing URL

    Copyright © 2026 Northern Great Lakes Realtors MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Waterfront lot with creek, pond, and waterfront features
    • 28x32 large deck, plus setup for camper with room to add another camper
    • Utilities include electric service and a well installed 5 years ago
    • Includes several extra 30 amp hookups for additional campers/guests
    • Garden features include koi pond, landscaped areas, and a blue 10x20 shed
    • Established fruit plantings: 9 fruit trees plus blueberry, black berry, and raspberry bushes

    Overview

    This improved vacant land parcel offers a ready-to-enjoy recreational retreat, including a camper (Wildwood) and a large deck measuring 28x32. The property is set up for gatherings with electric service, a well installed about five years ago, and several extra 30-amp hookups that can accommodate more than one camper. Additional included improvements feature a koi pond full of fish and a blue 10x20 shed, along with established fruit trees and berry bushes.

    Zoned for single-wide mobile homes (metes and bounds), the site provides options for both planned stays and future development. The setting is described as quiet and wildlife-rich, with nearby lakes and access to year-round outdoor recreation opportunities such as trails, hiking, snowmobiling, skiing, hunting, fishing, and golf.

    For buyers looking for a property that is more than raw land, the existing utility infrastructure, multiple power hookups, and outdoor amenities make it well-suited as a weekend base or future home site. The established landscaping and pond also provide immediate recreational value, while the mobile-friendly zoning supports long-term versatility for a single-wide residence.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Bar & Pub

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

    Location Insight

    • Map
    • Local Demand
    City
    Tustin
    County
    Osceola
    State
    Michigan
    Longitude
    -85.428434
    Latitude
    44.116811

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    FAQs

    What type of property is this?
    Recreation land - Well and electric service support an outdoor camper setup, plus deck space, pond, and established fruit trees.
    Where is this recreation land located?
    The property is located at 17110 21 Mile Road Tustin, MI.
    What is the asking price?
    The asking price for this property is $65,000.
    What are key features of this property?
    This property features: Waterfront lot with creek, pond, and waterfront features; 28x32 large deck, plus setup for camper with room to add another camper; Utilities include electric service and a well installed 5 years ago
    (231) 357-5218
    We can help!
    Listing Contact
    Mary Colmus
    Mary Colmus
    Real Estate License ID: 6506047194
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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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