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    Heavily Wooded Lots Near Kerswill Lake Title is generated by Realmo AI

    Lot 48 Blackberry, Gladwin, MI 48624

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    Vacant Land - Gladwin, MI

    Lot size:
    0.38 Acres
    Added:
    Sep 12, 2025
    Days on Market:
    259
    Last Refresh:
    May 28 at 4:06 am

    Property Features for Lot 48 Blackberry

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Residential
    Standard status
    Active
    APN
    100-100-000-048-00 and 47
    Lot size
    0.38 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    557.75

    Utilities

    Water front features
    No Wake Lake

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    KATHRYN DOWNING

    Listing agent KATHRYN DOWNING License #6501425792

    Listing office RE/MAX RIVER HAVEN 247 W. CEDAR AVE, GLADWIN, MI

    Listing date Sep 12, 2025

    MLS# 50188232 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

    • Kerswill Lake access included via the Kerswell Lake association
    • Two wooded lots with frontage on Shearer and Blackberry roads
    • Smart investment: Priced below SEV and taxable value
    • Option to install driveway on Shearer or Blackberry
    • Includes an older pontoon boat
    • Location: Just 2 1/2 hours North of Metro Detroit

    Overview

    These two continuous, heavily wooded lots offer an investment opportunity in Kerswill Lake. The Blackberry lot is part of the Kerswell Lake association, while the Shearer lot is not, allowing camping on the Shearer lot with lake access upon ownership of both lots. Located on Shearer and Blackberry roads, with Blackberry being a dead-end road that does not access Shearer Rd, the property includes an easement to the North. The versatile setup allows for a driveway at either location, ideal for a dream build. Priced below SEV and taxable value, these parcels offer immediate equity potential for building now or holding for future appreciation. The location is a short walk from Kerswill Lake, offering peaceful mornings and fishing. The property is ideal for an Up North cabin retreat, with privacy, trees, and lake access. The seller is including an older pontoon boat with the purchase. Located in Gladwin County, just 2 1/2 hours North of Metro Detroit, this property is perfect for seasonal getaways or year-round living. The lot size is 0.38 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Gladwin
    County
    Gladwin
    State
    Michigan
    Longitude
    -84.56436
    Latitude
    43.952432

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    FAQs

    What type of property is this?
    Residential land & home lot - Two wooded lots near Kerswill Lake, ideal for cabin retreat.
    Where is this residential land & home lot located?
    The property is located at Lot 48 Blackberry Gladwin, MI.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Kerswill Lake access included via the Kerswell Lake association; Two wooded lots with frontage on Shearer and Blackberry roads; Smart investment: Priced below SEV and taxable value
    (989) 329-4083
    We can help!
    Listing Contact
    KATHRYN DOWNING
    Real Estate License ID: 6501425792
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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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