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    5035 Berry Rd Pleasant Lake, MI 49272

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    5035 Berry Rd Pleasant Lake, MI 49272

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    • Retail properties & Spaces
    • 10,500 SF
    • 2.66 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Retail properties & Spaces

    Property Details for 5035 Berry Rd

    Year built
    2024
    Lot size
    2.66 lot acres
    Property size
    10,500 SF
    Property type
    Retail properties & Spaces
    Property subtype
    Retail space

    Description

    This exceptional investment opportunity presents a newly constructed (2024), 10,500 square foot Family Dollar store in Pleasant Lake, Michigan. Located at 5035 E Berry Rd, this single-tenant property boasts a 10-year net lease with five 5-year options, featuring $0.50/SF rent bumps in each option. The property sits on a 2.66-acre lot with 42 parking spaces and enjoys a prime location with high visibility on E Berry Road, near Bunkehill Road, offering easy access to Jackson. With a 7.65% cap rate and a strong NOI of $123,375, this asset presents a compelling investment opportunity due to its limited competition (one of only two dollar stores within eight miles) and the credit-rated, corporate guarantee from Family Dollar (NYSE: DLTR, S&P: BBB), the largest small-box discount retailer in the U.S. The property's strategic location provides convenient access to major markets including Jackson (9 miles), Lansing (30 miles), and Ann Arbor (35 miles). The property features a permitted commercial zoning and is 100% occupied. The asking price is $1,612,745, translating to $153.59 per square foot. This fee-simple ownership offers a stable, long-term investment with minimal landlord responsibilities. The property's strong tenant, favorable lease terms, and strategic location make it an attractive addition to any portfolio. The APN is 000-04-21-101-003-04.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Pleasant Lake
    County
    Jackson
    State
    Michigan
    Longitude
    -84.3271
    Latitude
    42.38

    Comparable in this City

    • Value Estimation by Request
      1,440 SF

      5044 Berry Rd

      GROCERY, SUPERMARKET • 1,440 SF
      5044 Berry Rd, Pleasant Lake, MI 49272-9703
      View Details
    • Value Estimation by Request
      3,814 SF

      9982 Meridian Rd

      GROCERY, SUPERMARKET • 3,814 SF
      9982 Meridian Rd, Pleasant Lake, MI 49272-9793
      View Details
    • Value Estimation by Request
      2,736 SF

      12654 Bunkerhill Rd

      GROCERY, SUPERMARKET • 2,736 SF
      12654 Bunkerhill Rd, Pleasant Lake, MI 49272-9704
      View Details
    • Value Estimation by Request
      3,011 SF

      5042 Berry Rd

      GROCERY, SUPERMARKET • 3,011 SF
      5042 Berry Rd, Pleasant Lake, MI 49272-9703
      View Details
    • Value Estimation by Request
      1,363 SF

      11628 Bunkerhill Rd

      FINANCIAL BUILDING • 1,363 SF
      11628 Bunkerhill Rd, Pleasant Lake, MI 49272-9788
      View Details
    • Value Estimation
      $975,000
      8,956 SF

      11743 Bunkerhill Rd

      WHOLESALE OUTLET, DISCOUNT STORE • 8,956 SF
      11743 Bunkerhill Rd, Pleasant Lake, MI 49272-9500
      View Details

    Similar Nearby for Sale

    • $350,000
      3,861 SF

      Pleasant Lake Retail Opportunity

      Retail property for sale in Pleasant Lake, Michigan.
      4426 E Berry Rd, Pleasant Lake, MI 49272
      View Details
    • $350,000
      3,861 SF

      Mixed-Use Investment Opportunity

      Office, retail, and residential property in Pleasant Lake, Michigan.
      4426 E Berry Rd, Pleasant Lake, MI 49272
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    • New
      $33,900
      0.64 Acres

      Land Near Pleasant Lake, MI

      Serene 0.64-acre plot with utilities near lakes and highways.
      Erika Dr, Pleasant Lake, MI 49272
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    Pleasant Lake, MI 49272
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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.

    More about this property
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