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    Hunting and Recreation Land Title is generated by Realmo AI

    E Charles Road, Ionia, MI 48846

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    Claim this Listing
    New
    For Sale
    $400,000

    LAND - Ionia, MI

    Lot size:
    38.45 Acres
    Added:
    Jun 5, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 6 at 10:06 am

    Property Features for E Charles Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    34-150-028-000-030-12
    Lot size
    38.45 Acres

    Taxes and HOA fees

    Tax Description
    PART OF THE NW 1/4 OF SECTION 28, T8N-R6W, RONALD TOWNSHIP, IONIA COUNTY, MICHIGAN, DESCRIBED AS: BEGINNING AT THE NORTH 1/4 CORNER OF SECTION 28; THENCE S 00DEG 06' 55'' W 1321.89 FEET ALONG THE NORTH-SOUTH 1/4 LINE OF SECTION 28; THENCE S 89DEG 43' 11'' W 1262.03 FEET ALONG THE SOUTH LINE OF THE NORTH 1/2 OF THE NW 1/4 OF SECTION 28; THENCE N 00DEG 13' 49'' W 1324.13 FEET; THENCE N 89DEG 49' 20'' E 1270.0

    We can help!

    Listing Contact
    Heather L Wolcott

    Listing agent Heather L Wolcott

    Listing office Live Local Realty 428 W Washington St., Ionia, MI

    Listing date Jun 5, 2026

    MLS# 26027535 Listing URL

    Copyright © 2026 Michigan Regional Information Center, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 38.45‑acre hunting/recreational property in Ionia County, Michigan
    • Direct access to on‑site hunting, wildlife viewing, and outdoor recreation
    • Habitat reported for whitetail deer and turkey, plus other wildlife
    • Diverse land features include cover and natural travel corridors for wildlife

    Overview

    This 38.45-acre hunting and recreation tract is offered as a mix of natural cover and travel corridors designed to support active wildlife. The property is described as having habitat for whitetail deer and turkey, along with variety in outdoor viewing and hunting opportunities. In addition to recreational use, it’s also positioned for buyers who want the option to build a home in a quiet country setting with their own acreage.

    Located in Ionia County, Michigan, the land is presented as a secluded countryside parcel with the recreational appeal of having hunting and wildlife activity directly on site. The remarks note convenience to nearby amenities, while still emphasizing the privacy of an out-of-the-way setting.

    For sportsmen, this acreage offers a practical foundation for on-site hunting and outdoor recreation, supported by the described mix of cover and natural movement routes. For buyers considering a residence, the land is marketed as an opportunity to create a private home base within easy reach of everyday services, while keeping the outdoor focus of the property. The offering is best suited to tenants or investors looking for undeveloped land use centered on hunting, recreation, or private acreage home-building.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Ionia
    County
    Ionia
    State
    Michigan
    Longitude
    -85.042174
    Latitude
    43.061546

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    FAQs

    What type of property is this?
    Hunting land - 38.45-acre tract in Ionia County suited for hunting, wildlife viewing, and building a private country home.
    Where is this hunting land located?
    The property is located at E Charles Road Ionia, MI.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: 38.45‑acre hunting/recreational property in Ionia County, Michigan; Direct access to on‑site hunting, wildlife viewing, and outdoor recreation; Habitat reported for whitetail deer and turkey, plus other wildlife
    (616) 706-6605
    We can help!
    Listing Contact
    Heather L Wolcott
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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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