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    Lake Front Homesite Opportunity Title is generated by Realmo AI

    9859 SUNSET Boulevard, Pigeon, MI 48755

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    Claim this Listing
    For Sale
    $249,900

    LAND - Caseville Twp, MI

    Lot size:
    0.32 Acres
    Added:
    Apr 28, 2025
    Days on Market:
    398
    Last Refresh:
    May 30 at 12:06 am

    Property Features for 9859 SUNSET Boulevard

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Residential,Site Plan Con
    Standard status
    Active
    APN
    0447348600
    Lot size
    0.32 Acres

    Taxes and HOA fees

    Tax Description
    UNIT 31 SUNSET SITE POINTE WEST HURON COUNTY CONDOMINIUM SUB PLAN #014 MASTER DEED L650 P362 THRU L650 P482.
    Tax Annual Amount
    2543

    Utilities

    Water front features
    Waterfront, Lake Front, Canal Access, Beach Front
    Water front
    1

    We can help!

    Listing Contact
    Samantha Phillips
    Samantha Phillips

    Listing agent Samantha Phillips License #6501434142

    Listing office KW Domain 210 S Old Woodward Ave Suite 200, Birmingham, MI

    Listing date Apr 28, 2025

    MLS# 20250029824 Listing URL

    Copyright © 2026 Realcomp Limited II. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 100.94' of prime Saginaw Bay Lake frontage with sandy beach.
    • Canal frontage directly across the street provides safe harbor boat docking.
    • Part of the prestigious Pointe West Community.
    • Ideal location on the Gold Coast of Sandpoint, Huron County, Michigan.
    • Waterfront features include Beach Front, Lake Front and Canal Access.
    • Build your dream home on this stunning lakefront homesite.

    Overview

    This stunning homesite offers 100.94' of prime Saginaw Bay Lake frontage. Located in the Pointe West Community on the Gold Coast of Sandpoint, Huron County, Michigan, this property provides an opportunity to build a dream home with a sandy beach. Canal frontage directly across the street allows for docking a boat in a safe harbor. The location is approximately a 2-hour drive from Detroit, East Lansing, or Ann Arbor. The property is zoned for residential use and requires site plan compliance. The lot size is 0.32 acres. The buyer is responsible for paying a tap fee to Caseville Township at the start of construction.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Pigeon
    County
    Huron
    State
    Michigan
    Longitude
    -83.403504
    Latitude
    43.914609

    Nearby Similar for Sale

    • $72,900

      Waterfront Land Ready to Build

      Cleared waterfront lot in Pointe West, ready for construction.
      9750 Lost Channel, Pigeon, MI 48755
      View Details
    • $234,900

      Lakefront Lot in Pointe West

      Premium lakefront lot with canal access in Pointe West.
      9899 Sunset Boulevard, Caseville Twp, MI 48755
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - Prime Saginaw Bay frontage to build your dream home.
    Where is this waterfront land located?
    The property is located at 9859 SUNSET Boulevard Pigeon, MI.
    What is the asking price?
    The asking price for this property is $249,900.
    What are key features of this property?
    This property features: 100.94' of prime Saginaw Bay Lake frontage with sandy beach.; Canal frontage directly across the street provides safe harbor boat docking.; Part of the prestigious Pointe West Community.
    (248) 590-0800
    We can help!
    Listing Contact
    Samantha Phillips
    Samantha Phillips
    Real Estate License ID: 6501434142
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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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