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    Property profile & analytics

    17229 Northwood Hwy Arcadia, MI 49613

    • Investment properties
    • 4,633 SF
    • 0.93 lot acres
    For Sale
    View listing
    $850,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Pleasant Valley Resort Motel / Hotel & Motel

    Property Details for 17229 Northwood Hwy

    Year built
    1960
    Lot size
    0.93 lot acres
    Property size
    4,633 SF
    Property type
    Investment properties

    Description

    Nestled on scenic M-22, just five blocks from Lake Michigan in Arcadia, Michigan, sits the Pleasant Valley Resort, a profitable turnkey business opportunity priced at $850,000. This well-maintained and continuously improved resort boasts 6 clean and cozy motel rooms and 4 charming cottages, each offering guests comfortable and convenient accommodations. The resort's established online reservation system ensures a reliable stream of repeat customers, simplifying operations and facilitating a smooth transition for new ownership. The property includes a convenient remote check-in capability, enhancing guest experience and operational efficiency. An on-site owner's residence provides the unique opportunity to live amidst the beauty of Northern Michigan, a region renowned for its stunning lakes and rivers, extensive hiking trails, and proximity to world-class recreational amenities. Just a short drive away lies the prestigious Arcadia Bluffs Golf Club, consistently ranked among the nation's top 100 public golf courses, and the four-season recreational destination of Crystal Mountain. This 4,633 square foot resort is situated on a 0.93-acre lot, offering a blend of business potential and idyllic Northern Michigan living within a vibrant and historic community. This is a chance to own a thriving business and experience the best of Pure Michigan.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Arcadia
    County
    Manistee
    State
    Michigan
    Longitude
    -86.2318
    Latitude
    44.4927

    Comparable in this City

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      87.00 Acres

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      Arcadia, MI 49613

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      6.11 Acres

      18211 Northwood Hwy

      COMMERCIAL (GENERAL) • 6.11 Acres
      18211 Northwood Hwy, Arcadia, MI 49613-9734
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      10.00 Acres

      5207 Scenic Hwy

      VACANT COMMERCIAL LAND • 10.00 Acres
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      5.14 Acres

      17015 Northwood Hwy

      COMMERCIAL (GENERAL) • 5.14 Acres
      17015 Northwood Hwy, Arcadia, MI 49613-8707
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    • Value Estimation by Request
      14.39 Acres

      17161 Northwood Hwy

      COMMERCIAL (GENERAL) • 14.39 Acres
      17161 Northwood Hwy, Arcadia, MI 49613-9711
      View Details

    Similar Nearby for Sale

    • $850,000
      4,633 SF

      Arcadia Resort: Turnkey Opportunity

      Thriving M-22 resort, 6 rooms & 4 cottages.
      17229 Northwood Hwy, Arcadia, MI 49613
      View Details
    • $250,000
      7.20 Acres

      Arcadia Land Near Golf Course

      7+ acres near Arcadia Bluffs Golf Course and Lake Michigan.
      72 Acres, Arcadia, MI 49613
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    • $59,500

      Arcadia Land with Lake Access

      Land in lakefront community with access to Lake Michigan.
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    • $99,900
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      Arcadia, MI Building Lot

      Buildable lot near Arcadia Marina, Lake Michigan, and Arcadia Lake.
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    • New
      $185,000
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      Arcadia Land Near Golf Course

      Buildable 4.21-acre parcel near Arcadia Bluffs Golf Course.
      Maxey Rd, Arcadia, MI 49613
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    Arcadia, MI 49613
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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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