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    21579 North 170th Avenue Tustin, MI 49688

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    For Sale
    $244,900

    41.85 acres near Tustin, MI, suitable for recreation or building.

    Type:Land / Acreage
    Property size:
    1,822,986 SF
    Lot size:
    41.85 Acres
    Added:
    Dec 30, 2025
    Days on Market:
    107
    Last Refresh:
    Mar 13 at 6:38 pm

    Property Features for 21579 North 170th Avenue

    General Information

    Standard status
    Active
    Size
    1,822,986 SF
    Lot size
    41.85 Acres
    Property subtype
    Land / Acreage

    We can help!

    Listing Contact
    Greg Bosscher
    Greg Bosscher

    Listing agent Greg Bosscher License #6502420282

    Listing office Five Star Real Estate Shelby

    Listing date Dec 30, 2025

    Source Compass

    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 Five Star Real Estate Shelby

    Overview

    Recreational Land with Horse Farm

    This 41.85-acre property near Tustin, MI, offers recreational and building opportunities with existing improvements. The land features a mix of hardwoods and evergreens, combining upland and lowland areas, along with a large pond. Well-established trails and multiple attractive building sites are present. Currently used as a horse farm, the property includes fenced-in pastures, run-in sheds, and a barn that could be converted into a cabin. A new well and septic system have been installed. The property also features a driveway and a pole building. Utilities are installed, making it suitable for a full-time building site or recreational use. A 2017 Keystone Montana 3790 RV is on-site and available for separate purchase.
    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
    -85.425692
    Latitude
    44.129584

    Nearby Similar for Sale

    • $414,400

      Osceola County Hunting and Recreation

      80+/- acre property with diverse terrain and water features.
      V/L 200th Avenue, Tustin, MI 49688
      View Details
    • $30,000

      Tustin, MI Vacant Land

      Nearly 4-acre wooded parcel near trails, lakes, and streams.
      22 Mile Road, Tustin, MI 49688
      View Details
    • $1,498,500
      6,918 SF

      Tustin Masonry Business Opportunity

      Profitable, established masonry business with equipment and real estate included.
      116 E Bremer Street, Tustin, MI 49688
      View Details

    FAQs

    What type of property is this?
    Horse & equestrian property - 41.85 acres near Tustin, MI, suitable for recreation or building.
    Where is this horse & equestrian property located?
    The property is located at 21579 North 170th Avenue Tustin, MI.
    What is the asking price?
    The asking price for this property is $244,900.
    What are key features of this property?
    This property features: 41.85 acres of recreational or building property.; New well and septic system installed.; Mix of hardwoods and evergreens with upland and lowland areas and a large pond.
    (231) 357-2798
    We can help!
    Listing Contact
    Greg Bosscher
    Greg Bosscher
    Real Estate License ID: 6502420282
    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.

    More about this property
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