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10765 Nichols Rd, Holton, MI 49425
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Property summary
AI-generated overview
The property is a lakefront residential compound on Big Blue Lake in Holton, Michigan, situated on approximately 0.86 acres and zoned R1. It includes a 2-bedroom, 2-bathroom main home with a garage and additional storage sheds, with a total interior living area of approximately 3,282 square feet. In addition to the main residence, there are five knotty pine cottages designed for guest accommodations, each with lake views. The property is configured to support on-site occupancy or rental use, and its setting on Big Blue Lake provides access to lake-based recreation such as swimming and fishing, along with outdoor gathering areas.
Property profile
Verified
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1977
Total area
1,232 SF
Lot
0.86 ac (37,462 SF)
Zoning code
R1
APN
61-04-775-000-0025-00
UPID
US43-1105923
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Vacation Rental
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
$215k
Owner & transaction history
since 2025
Last sale
$1.3M
4 recorded transactions
Zoning & alternative use
R1 · Holton, 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.
All 7 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$215k
Value range
$194k – $237k
±10% around blend
Estimated value / SF
$175 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
70
$194k
blend $215k
$237k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,232 SF
Lot area
0.86 ac
Year built
1977
APN
61-04-775-000-0025-00
Zoning
R1
Assessed value
$133,600
Annual tax
$6,740
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$159k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.0 mi away · 1,536 SF
13.5 mi away · 1,036 SF
13.7 mi away · 1,585 SF
16.5 mi away · 1,248 SF
22.1 mi away · 864 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$215k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 409 sales
$78
+124%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $175/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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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$1.30M
Move the market yield to see immediate price impact.
Value / SF
$1,055
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%
$82k
$1.64M
$1.17M
$910k
$91k
$1.82M
$1.30M
$1.01M
$100k
$2.00M
$1.43M
$1.11M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$125k
8.3 mi · Oct 2025 · $80/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$6,740
Tax year 2023
Assessed value
$133,600
Assessed 2024
Previous assessed
$127,900
+4.5% YoY
Effective rate
5.04%
On assessed value
Total market value
$267,200
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 commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Year built
1977
Heating
HEAT PUMP
Cooling
YES
Rooms
6
Bathrooms
6
Total area
1,232 SF
Lot
0.86 ac (37,462 SF)
Zoning code
R1
APN
61-04-775-000-0025-00
UPID
US43-1105923
Jurisdiction
MUSKEGON
Zoning & alternative use
R1 · Holton, MIZoning R1 · permitted uses
R1 · Holton, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1977
Heating
HEAT PUMP
Cooling
Yes
Rooms
6
Bathrooms
6
Lot
0.86 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R1
Jurisdiction
Holton, MI
Recorded code
R1
Ownership Intelligence
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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
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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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