Individually Owned Property summary
AI-generated overview
The property is a 160.4-acre tract with approximately 2,000 feet of river frontage and a 20-acre interior lake. It includes areas of hardwood timber supporting wildlife, and it adjoins a private hunting lodge. The land is characterized by sandy soil and includes frontage on McKinley Road from two sides. The property is zoned for agricultural use (farm zoning) and is suitable for an estate home or development consistent with the applicable zoning. Municipal water service is available on-site, and the presence of the interior lake and timbered areas provides opportunities for outdoor recreation.
Property profile
Verified
Property type
Other industrial land
Use group
INDUSTRIAL - VACANT LAND
Lot
160.41 ac (6,987,242 SF)
Zoning code
RF-RESID FARM
APN
13-27-100-019
UPID
US43-4270362
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$170k
Owner & transaction history
since 2020
Last sale
$167,598
4 recorded transactions
Zoning & alternative use
RF-RESID FARM · Montrose, MI
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$170k
Value range
$153k – $187k
±10% around blend
Confidence
Property data
63
Market benchmarks
33
Comparable evidence
60
$153k
blend $170k
$187k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
Lot area
160.41 ac
APN
13-27-100-019
Zoning
RF-RESID FARM
Assessed value
$339,900
Annual tax
$9,870
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$170k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 39 sales
$39
N/A
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
Not available
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$168k
Move the market yield to see immediate price impact.
Value / SF
N/A
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$11k
$211k
$151k
$117k
$12k
$235k
$168k
$130k
$13k
$258k
$184k
$143k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Tax billed
$9,870
Tax year 2021
Assessed value
$339,900
Assessed 2023
Previous assessed
$338,800
+0.3% YoY
Effective rate
2.90%
On assessed value
Total market value
$679,800
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Heating
NONE
Lot
160.41 ac (6,987,242 SF)
Zoning code
RF-RESID FARM
APN
13-27-100-019
UPID
US43-4270362
Jurisdiction
GENESEE
Zoning & alternative use
RF-RESID FARM · Montrose, MIZoning RF-RESID FARM · permitted uses
RF-RESID FARM · Montrose, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Heating
NONE
Lot
160.41 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RF-RESID FARM
Jurisdiction
Montrose, MI
Recorded code
RF-RESID FARM
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RF-RESID FARM in Montrose, MI.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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