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    Waterfront RV Park and Marina Land Title is generated by Realmo AI

    3945 Sugar Island Rd, Sault Sainte Marie, MI 49783

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    For Sale
    $550,000

    COMMERCIAL - Sugar Island, MI

    Property size:
    68 SF
    Lot size:
    68.00 Acres
    Price / SF:
    $8,088/SF
    Added:
    Feb 10, 2026
    Days on Market:
    114
    Last Refresh:
    Jun 4 at 10:06 pm

    Property Features for 3945 Sugar Island Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Size
    68 SF
    Lot size
    68.00 Acres

    We can help!

    Listing Contact
    John Anderson, Assoc Broker

    Listing agent John Anderson, Assoc Broker License #6502431999

    Listing office Real Estate One Northern Properties MI

    Listing date Feb 10, 2026

    MLS# 24-886

    Copyright © 2026 Eastern Upper Peninsula 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

    • 28‑acre waterfront parcel with over 1,400 feet of St. Mary's shoreline
    • Includes a dredged marina channel approx. 6' deep and 1,400' long
    • Features 10 vacant mobile home sites, plus 45 campsites along the channel/marina
    • Rustic‑to‑developed trail leads to the northern edge of the St. Mary's River
    • Contiguous 40‑acre wooded parcel west of S. Coldwell Ln. with a lagoon servicing it all
    • Former convenience store/restaurant on site with a new roof and 3‑phase power

    Overview

    This unique waterfront parcel features over 1,400 feet of St. Mary’s shoreline fronting the St. Mary’s River. Parcel 1 includes 28 acres with a dredged marina channel approximately 6 feet deep and about 1,400 feet long, along with a developed to rustic trail system connecting the channel/marina area. The property also includes 10 vacant mobile home sites, plus 45 campsites spread along the channel/marina, supported by a mix of small bays and a quiet, stony shoreline setting. An additional contiguous 40-acre wooded parcel is described as lying west of S. Coldwell Ln. and includes a lagoon that services the overall site. A former convenience store/restaurant building on the property has a new roof and 3-phase power.

    The site is described as approximately two minutes from the EUPTA ferry dock, which may support seasonal visitation and easy guest access. The river setting is positioned to provide views of river traffic and nearby Canadian neighbors.

    For operators, this configuration offers an on-water camping and seasonal hosting layout with both campsites and mobile home sites, tied to a defined dredged marina channel. The contiguous acreage and on-site lagoon support a broader resort-style footprint, while the on-property building with 3-phase power may offer additional utility for day-to-day guest services, subject to any required approvals and condition review.
    Location Intelligence

    Current Use by Public Records

    Campgrounds

    Map

    City
    Sault Sainte Marie
    County
    Chippewa
    State
    Michigan
    Longitude
    -84.277371
    Latitude
    46.485685

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    FAQs

    What type of property is this?
    Campground - A shoreline parcel with a dredged marina channel and established campsites and mobile home sites for seasonal hosting.
    Where is this campground located?
    The property is located at 3945 Sugar Island Rd Sault Sainte Marie, MI.
    What is the asking price?
    The asking price for this property is $550,000.
    What are key features of this property?
    This property features: 28‑acre waterfront parcel with over 1,400 feet of St. Mary's shoreline; Includes a dredged marina channel approx. 6' deep and 1,400' long; Features 10 vacant mobile home sites, plus 45 campsites along the channel/marina
    (248) 802-0949
    We can help!
    Listing Contact
    John Anderson, Assoc Broker
    Real Estate License ID: 6502431999
    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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    3945 Sugar Island Rd, Sugar Island, MI 49783
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