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    Wooded Waterfront Recreational Land Title is generated by Realmo AI

    26 AC Connon Road, Hillman, MI 49746

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    Claim this Listing
    For Sale
    $239,900

    LAND - Hillman, MI

    Lot size:
    26.00 Acres
    Added:
    Apr 17, 2026
    Days on Market:
    51
    Last Refresh:
    Jun 6 at 12:06 am

    Property Features for 26 AC Connon Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    004-126-000-420-00
    Lot size
    26.00 Acres

    Taxes and HOA fees

    Tax Year
    853
    Tax Description
    T31N R4E SEC 26 NW 1/4 OF NW 1/4 LESS BEG AT NW COR TH E ON N BDY LINE TO THUNDER BAY RIVER TH SWLY ALONG HIGH WATER MARK OF SAID RIVER TO W BDRY OF SEC 26 TH N TO POB
    Tax Annual Amount
    2024

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Amanda Hunt

    Listing agent Amanda Hunt

    Listing office Banner Realty 259 S Ripley Boulevard, Alpena, MI

    Listing date Apr 17, 2026

    MLS# 201839516 Listing URL

    Copyright © 2026 Water Wonderland 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

    • Approx. 26‑acre property with a mostly wooded setting
    • Around 1,800 feet of frontage along the Thunder Bay River
    • Outdoor water access on‑site for fishing, kayaking, and boating
    • Mature trees and wildlife reported on the property
    • Can be used to build a home or create a private recreational retreat

    Overview

    This property is an approximately 26-acre parcel that is mostly wooded with mature trees. The land includes about 1,800 feet of frontage along the Thunder Bay River, offering a quiet, nature-focused setting.

    Located off Connon Road near Hillman in Montmorency County, the parcel is bordered by the river and surrounded by woodland. The seller notes the property feels private while still remaining close to town for convenience. Aerial photos of animated property boundaries may not be accurate, and buyers and their experts should verify all measurements and boundaries.

    The combination of river frontage and wooded character makes this land suitable for an owner seeking a residential build site, a private getaway, or a recreational retreat. Outdoor activities supported by the waterfront setting include fishing, kayaking, boating, or relaxing by the water directly from the property.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Hillman
    County
    Montmorency
    State
    Michigan
    Longitude
    -83.913141
    Latitude
    45.055961

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    FAQs

    What type of property is this?
    Waterfront Land - Mostly wooded recreational land with about 1,800 feet of frontage along the Thunder Bay River.
    Where is this waterfront land located?
    The property is located at 26 AC Connon Road Hillman, MI.
    What is the asking price?
    The asking price for this property is $239,900.
    What are key features of this property?
    This property features: Approx. 26‑acre property with a mostly wooded setting; Around 1,800 feet of frontage along the Thunder Bay River; Outdoor water access on‑site for fishing, kayaking, and boating
    (989) 255-3828
    We can help!
    Listing Contact
    Amanda Hunt
    Request Owner's contact information
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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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