Duplex Property with Pole
For Sale
$725,000
Pending
8155 Blackman Road, Kingsley, MI 49649
Single Family, Ranch, In-Law Suite or Apartment, Adult Foster Care, Duplex, Kingsley, MI
Property Size5,800 SF
Lot Size9.97 Acres
Days on Market86
Property Features for 8155 Blackman Road
General Information
Property type
Residential
Property subtype
Duplex
Zoning
Residential,Agricultural,
Zoning description
Residential, Agricultural, Special Use
Bedrooms
10
Bathrooms
5
Full bathrooms
3
Half bathrooms
4
Rooms
Bedroom 5, Bedroom 9, Family Room, Dining Room, Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 10, Bedroom 7, Bedroom 3, Bedroom 4, Bedroom 8, Bedroom 6, Bathroom 4, Bedroom 2
Patio and Porch features
Deck, Patio, Porch
Interior features
Walk-In Closet(s), Pantry, Mud Room, Drywall
Exterior features
Deck, Patio, Sidewalk, Countryside View, Garden Area, Porch
Fireplace
1
Appliances
Refrigerator, Oven/Range, Dishwasher, Microwave, Water Softener Owned, Washer, Dryer, Window A/C Unit(s), Smoke Alarms(s)
Lot features
Metes and Bounds, Wooded- Hardwoods, Wooded, Rolling
Elementary school district
Kingsley Area Schools
Middle school district
Kingsley Area Schools
High school district
Kingsley Area Schools
Directions
FROM KINGSLEY TRAVEL S ON FENTON TO BLACKMAN, HOME IS ON THE LEFT. FROM S TRAVEL N ON BLACKMAN HOME IS ON RIGHT.
Subdivision
Parcel A
Standard status
Pending
Size
5,800 SF
Lot size
9.97 Acres
Taxes and HOA fees
Tax Description
PARCEL A: PART OF SEC17 T25N R10W COM AT NW CNR SEC 17 TH S 00 DEG 31'00" W 658.06' TO POB TH S 00 DEG 31'00" W 329.03' TH N 89 DEG 54'01" E 1317.26' TH N 00 DEG 31'27" E 330.39' TH S 89 DEG 50'29" W 1317.32' TO POB SPLIT ON 10/28/2004 FROM 10-017-005-10
Legal Description
PARCEL A: PART OF SEC17 T25N R10W COM AT NW CNR SEC 17 TH S 00 DEG 31'00" W 658.06' TO POB TH S 00 DEG 31'00" W 329.03' TH N 89 DEG 54'01" E 1317.26' TH N 00 DEG 31'27" E 330.39' TH S 89 DEG 50'29" W 1317.32' TO POB SPLIT ON 10/28/2004 FROM 10-017-005-10
Utilities
Water source
Private
Amenities
Kohler whole house generator
forced air and hot water heating
2 septic systems
2 separate 200 amp electric services
full finished walk out basement
main floor wheelchair accessible
3 over-sized living areas
2 laundry rooms
salon
full functional kitchen
attached 2 car garage
massive pole barn
Building Details
Year built
1989
Building materials
2x6 Framing, Frame
Roof type
Asphalt
Architectural style
Other, Ranch
Listing Agency:
The Difference Real Estate
(231) 564-2600
Listed By:
Amber Ahlin
(616) 788-3142
Added: Jun 10
Changed: Aug 19
Last Checked: Sep 3 at 12:06AM
MLS# 1946366
Copyright © 2026 Northern Great Lakes Realtors 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 5,800-square-foot ranch property, built in 1989, sits on 9.97 acres and is currently operating as an adult foster care residence. The layout includes 10 bedrooms, 4 full bathrooms, 4 half bathrooms, three oversized living areas, two laundry rooms, a salon, a full kitchen, and a finished walkout basement. Main-floor wheelchair accessibility, an attached two-car garage, a Kohler whole-house generator, and forced-air and hot-water heating add functional depth.
The property has two separate 200-amp electric services and two septic systems, along with a private water source. A large pole barn provides enclosed space for recreational vehicles, workshop activities, equipment, or storage. Outdoor improvements include a deck, patio, porch, garden area, sidewalk, and countryside views. Zoning is identified as Residential and Agricultural. The property is located at 8155 Blackman Road in Kingsley, Michigan.
The property has two separate 200-amp electric services and two septic systems, along with a private water source. A large pole barn provides enclosed space for recreational vehicles, workshop activities, equipment, or storage. Outdoor improvements include a deck, patio, porch, garden area, sidewalk, and countryside views. Zoning is identified as Residential and Agricultural. The property is located at 8155 Blackman Road in Kingsley, Michigan.
Key Highlights
- 9.97 acres with a 5,800‑square‑foot ranch property built in 1989
- 10 bedrooms, 4 full bathrooms, and 4 half bathrooms
- Two separate 200‑amp electric services and two septic systems
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
$62,812
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
8.66%
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%
$1,256,240
$1.3M
Cap Rate 7%
$897,314
$897.3K
Cap Rate 9%
$697,911
$697.9K
Market Conditions
NOI Build-Up for 5,800 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
$94.0K $16.20/SF
− Vacancy
−$4.2K −$0.73/SF
EGI
$89.7K $15.47/SF
− OpEx
−$26.9K −$4.64/SF
NOI
$62.8K $10.83/SF
Area
Grand Traverse County, MI
Vacancy
4.50%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
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%
$1,256,240
Cap Rate 7%
$897,314
Cap Rate 9%
$697,911
Alternative Uses
Best Use
Multifamily LT 5
$897.3K
$785.2K – $1.05M
NOI $62,812 @ 7.0% cap · market cap 8.66%
Second Best
Apartment 5plus
$787.5K
$689.0K – $918.7K
NOI $55,123 @ 7.0% cap · market cap 7.60%
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,197 @ 7.0% cap · market cap 12.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 49649, MI
6,919
Population
2,639
Households
2.6
Avg Household Size
38
Median Age
24%
College-Educated
93%
High-School Grad
110.5 sq mi
ZIP Area
63
Density / Sq Mi
$73,021
Median Household Income
$37,001
Median Earnings
$1,041
Median Rent
$246,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Ranch-style layout includes separate electrical services, two septic systems, and a finished walkout basement.
Where is this duplex located?
The property is located at 8155 Blackman Road Kingsley, MI.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 9.97 acres with a 5,800‑square‑foot ranch property built in 1989; 10 bedrooms, 4 full bathrooms, and 4 half bathrooms; Two separate 200‑amp electric services and two septic systems
