Waterfront Land with
New
For Sale
$385,000
6229 East Street, Alanson, MI 49706
COMMERCIAL - Alanson, MI
Property Size1,568 SF
Lot Size0.40 Acres
Price / SF$245.54
Days on Market2
Property Features for 6229 East Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-1
Elementary school district
Littlefield
Middle school district
Littlefield
High school district
Littlefield
Directions
On US 31 driving north through Alanson. Turn onto East St and go east. Listing is immediately on the left. Located on the corner.
Subdivision
Littlefield
Standard status
Active
APN
41-17-10-300-085
Size
1,568 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Description
COM AT W 1/4 COR OF SEC, TH S87 degrees 30'E TO E LN OF HWY 31 FOR POB, TH S28 degrees 10'W ALG SD HWY 86.65 FT TO N
Legal Description
COM AT W 1/4 COR OF SEC, TH S87 degrees 30'E TO E LN OF HWY 31 FOR POB, TH S28 degrees 10'W ALG SD HWY 86.65 FT TO N
Utilities
Water source
Well
Water front
1
Building Details
Building materials
Wood Frame
Listing Agency:
Coldwell Banker Fairbairn Realty · Coldwell Banker Real Estate
(231) 548-9336
Listed By:
Craig Wilson
(231) 459-5762
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 6:06PM
MLS# 480426
Copyright © 2026 Northern Michigan MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This B-1-zoned waterfront property encompasses 0.4 acres on a corner lot in downtown Alanson. The site has 75 feet along the Crooked River, a dock, and a 1,568-square-foot structure currently configured for restaurant use. Wood-frame construction and a well are included among the property features.
The property fronts US 31, which carries an average of 15,000 cars daily, and is positioned within Alanson’s downtown district near coffee shops, restaurants, and stores. Crooked River forms part of the 41mi Inland Waterway system, providing boating access through northern Michigan waterways. An additional property at 6261 East Street is also offered for sale and is described as providing further frontage and expansion opportunities.
The property fronts US 31, which carries an average of 15,000 cars daily, and is positioned within Alanson’s downtown district near coffee shops, restaurants, and stores. Crooked River forms part of the 41mi Inland Waterway system, providing boating access through northern Michigan waterways. An additional property at 6261 East Street is also offered for sale and is described as providing further frontage and expansion opportunities.
Key Highlights
- 75' of Crooked River waterfront with dock included
- 0.4‑acre B‑1‑zoned corner lot in downtown Alanson
- 1,568‑square‑foot structure currently configured for restaurant use
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$13,265
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.45%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$265,300
$265.3K
Cap Rate 7%
$189,500
$189.5K
Cap Rate 9%
$147,389
$147.4K
Market Conditions
NOI Build-Up for 1,568 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$18.8K $12.00/SF
− Vacancy
−$1.1K −$0.72/SF
EGI
$17.7K $11.28/SF
− OpEx
−$4.4K −$2.82/SF
NOI
$13.3K $8.46/SF
Area
Emmet County, MI
Vacancy
6.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$265,300
Cap Rate 7%
$189,500
Cap Rate 9%
$147,389
Alternative Uses
Best Use
Specialty Retail
$189.5K
$165.8K – $221.1K
NOI $13,265 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$354.9K
$310.5K – $414.0K
NOI $24,840 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
144
Businesses Nearby
Explore this area
Business Placement
Demographics for 49706, MI
5,062
Population
2,893
Households
1.7
Avg Household Size
42
Median Age
22%
College-Educated
92%
High-School Grad
58.5 sq mi
ZIP Area
87
Density / Sq Mi
$63,573
Median Household Income
$37,105
Median Earnings
$943
Median Rent
$208,500
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Waterfront Land - B-1-zoned waterfront site with a dock and an existing restaurant setup in downtown Alanson.
Where is this waterfront land located?
The property is located at 6229 East Street Alanson, MI.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: 75' of Crooked River waterfront with dock included; 0.4‑acre B‑1‑zoned corner lot in downtown Alanson; 1,568‑square‑foot structure currently configured for restaurant use
