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    Lakefront Residential Land Parcel Title is generated by Realmo AI

    VL S Lakeshore Road, Harbor Beach, MI 48441

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    Picture of Waterfront Land at VL S Lakeshore Road, Harbor Beach, MI
    For Sale
    $420,000

    LAND - Harbor Beach, MI

    Lot size:
    2.15 Acres
    Added:
    Apr 15, 2026
    Days on Market:
    51
    Last Refresh:
    Jun 4 at 12:06 am

    Property Features for VL S Lakeshore Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    25-129-012-35
    Lot size
    2.15 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    3921

    Utilities

    Water source
    Public
    Water front
    1

    We can help!

    Listing Contact
    Lawrence Palleschi

    Listing agent Lawrence Palleschi License #6506041487

    Listing office Premier Properties Real Estate LLC 5695 Main, Lexington, MI

    Listing date Apr 15, 2026

    MLS# 50204403 Listing URL

    Copyright © 2026 Multiple Listing Service MiRealSource. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Three‑quarters of an acre lot with 200 ft of lake frontage on Lake Huron
    • 200 ft of frontage includes mature trees and privacy
    • Natural gas, city water, and fiber‑optic internet are available at the road (M25)
    • Option to purchase additional 200 ft of lake frontage next door; listed as $840,000 for 400 ft total

    Overview

    This offering is a waterfront land parcel presented as a lakefront home site, described as featuring wide-open panoramic views and mature trees. The listing notes approximately 200 feet of lake frontage and a total lot size of 2.15 acres, creating space and privacy for a custom residential build. The property is offered with available natural gas, city water, and fiber-optic internet at the road.

    The land fronts Lake Huron and is accessed from VL S Lakeshore Road in Harbor Beach, Michigan, with the listing also referencing M-25 nearby. The seller further indicates that an adjoining parcel with additional frontage is available, which could support buyers seeking more water exposure.

    For buyers and developers looking for a waterfront homesite, the combination of documented frontage, existing tree cover, and utilities at the road can simplify early planning for residential construction. The option to potentially combine parcels may also appeal to those who want to control lot layout and increase shoreline width while keeping the overall property experience cohesive along the lakefront.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Harbor Beach
    County
    Huron
    State
    Michigan
    Longitude
    -82.647705
    Latitude
    43.833192

    Nearby Similar for Sale

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    • $19,900

      Vacant Wooded Lot Near Beach

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      Vacant Wooded Lot Near Beach

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    FAQs

    What type of property is this?
    Waterfront Land - Waterfront parcel with documented 200 feet of frontage and mature trees, plus utilities available at the road.
    Where is this waterfront land located?
    The property is located at VL S Lakeshore Road Harbor Beach, MI.
    What is the asking price?
    The asking price for this property is $420,000.
    What are key features of this property?
    This property features: Three‑quarters of an acre lot with 200 ft of lake frontage on Lake Huron; 200 ft of frontage includes mature trees and privacy; Natural gas, city water, and fiber‑optic internet are available at the road (M25)
    (810) 404-1584
    We can help!
    Listing Contact
    Lawrence Palleschi
    Real Estate License ID: 6506041487
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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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