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    Lake Lancer Waterfront Lot Title is generated by Realmo AI

    1938 Salisbury, Gladwin, MI 48624

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    Claim this Listing
    For Sale
    $269,500

    Vacant Land - Gladwin, MI

    Lot size:
    0.46 Acres
    Added:
    Apr 13, 2026
    Days on Market:
    40
    Last Refresh:
    May 22 at 2:06 am

    Property Features for 1938 Salisbury

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Residential
    Exterior features
    Club House, Exercise/Facility Room, Golf Course, Park, Playground, Pool/Hot Tub, Tennis Courts, Restaurant, Trail(s)
    Dock
    1
    Standard status
    Active
    APN
    060-165-000-039-00
    Lot size
    0.46 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    1902.13
    Expense value
    645
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Annually

    Utilities

    Water front features
    Lake Frontage, All Sports Lake, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other
    Additional Structures
    Tennis Court(s)

    We can help!

    Listing Contact
    DEBORAH STOVER
    DEBORAH STOVER

    Listing agent DEBORAH STOVER License #6501376265

    Listing office RE/MAX RIVERHAVEN--SS 1415 W SUGAR RIVER RD, GLADWIN, MI

    Listing date Apr 13, 2026

    MLS# 50204153 Listing URL

    Copyright © 2026 Clare Gladwin Board 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

    • Enjoy 80 ft of sand bottom frontage on Lake Lancer
    • Includes municipal sewer, 5" well, and electric hookups
    • Sugar Springs amenities: 2 all‑sports lakes, golf course, indoor pool, fitness center, restaurant/pub
    • Large vinyl U‑shaped dock system included
    • Just under 1/2 acre lot with wide open lake views
    • 2.5 hours from Detroit

    Overview

    This vacant land is a waterfront lot on Lake Lancer in Sugar Springs. The property is just under 1/2 acre with 80 ft of sand bottom frontage and an open view of the lake. Utilities are included for camping, featuring municipal sewer, a 5" well, and 4 areas with electric, including at the water. A large vinyl U-shaped dock system is in place for boat and jet ski parking. Sugar Springs amenities include 2 all-sports lakes, 15 beach clubs, a golf course, pro shop, an indoor heated pool, fitness center, a restaurant/pub, and a grass airstrip. This property is located in Gladwin, MI, approximately 2.5 hours from the Detroit area. The zoning is residential, making it suitable for building a new home or for recreational use such as camping. The property is ideal for swimming, boating, fishing, and evening campfires.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Gladwin
    County
    Gladwin
    State
    Michigan
    Longitude
    -84.44524
    Latitude
    44.107591

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    FAQs

    What type of property is this?
    Waterfront Land - Premium waterfront lot with utilities and Sugar Springs amenities.
    Where is this waterfront land located?
    The property is located at 1938 Salisbury Gladwin, MI.
    What is the asking price?
    The asking price for this property is $269,500.
    What are key features of this property?
    This property features: Enjoy **80 ft of sand bottom frontage on Lake Lancer**; Includes municipal sewer, 5" well, and electric hookups; Sugar Springs amenities: 2 all‑sports lakes, golf course, indoor pool, fitness center, restaurant/pub
    (989) 444-9351
    We can help!
    Listing Contact
    DEBORAH STOVER
    DEBORAH STOVER
    Real Estate License ID: 6501376265
    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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