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    Property profile & analytics

    4235 W Isabella Rd Shepherd, MI 48883

    • Retail space
    • 2,736 SF
    • 1.00 lot acres
    For Sale
    View listing
    $140,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US43-1922692
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Retail space

    Property Details for 4235 W Isabella Rd

    Year built
    1932
    Lot size
    1.00 lot acres
    Property size
    2,736 SF
    Property type
    Retail space
    APN
    030-015-100-400-00
    APU
    3001510040000

    Description

    This exceptional 2-acre commercial property in Shepherd, MI, presents a remarkable investment opportunity. Located on a major state road between Midland and Mt. Pleasant, this high-visibility site boasts 43,560 square feet and offers multiple income streams. The property includes two existing storefront buildings, perfect for retail, office, or service businesses, providing immediate rental income potential. Adding to the revenue generation, two mobile homes are situated on the land, suitable for on-site housing or additional rental income. A billboard sign currently generates advertising revenue, further enhancing the property's financial returns. The C-1 zoning allows for flexible commercial uses, catering to a wide range of business ventures. The property's prime road frontage ensures maximum exposure to high traffic counts, maximizing visibility and accessibility. This versatile property offers significant development potential, allowing for expansion of existing businesses or the creation of entirely new opportunities. With its strategic location, multiple income streams, and flexible zoning, this property represents a rare chance to acquire a high-return commercial asset with significant upside. The combination of existing structures and ample land provides a unique blend of immediate income and long-term growth potential. Don't miss this chance to own a truly exceptional commercial property.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Shepherd
    County
    Midland
    State
    Michigan
    Longitude
    -84.5382
    Latitude
    43.6112
    CBSA code
    33220
    CBSA name
    MIDLAND, MI MICROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $2,228
    $0.00
    $0.00
    $51,000
    -
    $0.00
    $0.00
    $102,000

    Comparable in this City

    • Value Estimation by Request
      9,170 SF

      5455 Isabella Rd

      WHOLESALE OUTLET, DISCOUNT STORE • 9,170 SF
      5455 Isabella Rd, Shepherd, MI 48883-9619
      View Details
    • Value Estimation
      $505,000
      8,640 SF

      4993 Isabella Rd

      WHOLESALE OUTLET, DISCOUNT STORE • 8,640 SF
      4993 Isabella Rd, Shepherd, MI 48883-9676
      View Details
    • Value Estimation by Request
      0.11 Acres

      1st St

      COMMERCIAL (GENERAL) • 0.11 Acres
      1st St, Shepherd, MI 48883
      View Details
    • Value Estimation by Request

      302 1st St, Unit 16

      COMMERCIAL (GENERAL)
      302 1st St, Shepherd, MI 48883-2506
      View Details
    • Value Estimation by Request
      0.48 Acres

      7071 Blanchard Rd

      COMMERCIAL (GENERAL) • 0.48 Acres
      7071 Blanchard Rd, Shepherd, MI 48883-9061
      View Details
    • Value Estimation by Request
      1.00 Acre

      5188 Isabella Rd

      INDUSTRIAL - VACANT LAND • 1.00 Acre
      5188 Isabella Rd, Shepherd, MI 48883-9631
      View Details

    Similar Nearby for Sale

    • $140,000
      2.00 Acres

      Versatile Commercial Property on Major Road

      Prime commercial property with high visibility and multiple income streams.
      4235 W Isabella Rd, Shepherd, MI 48883
      View Details
    • $55,000
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      Shepherd Industrial Space - $55K

      Prime location, 576 sq ft, endless possibilities.
      227 Wright Ave, Shepherd, MI 48883
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    • $99,900
      19.30 Acres

      Heavily Wooded Acreage For Sale

      19.3+/- acres of wooded land suitable for hunting and recreation.
      3100 W Isabella Rd, Shepherd, MI 48883
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    • $125,000
      1,000 SF

      Secluded 5-Acre Country Retreat

      Spacious 5-acre parcel for a country paradise.
      905 S Coleman Rd, Shepherd, MI 48883
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    • $125,000
      1,000 SF

      Land for Country Retreat

      5-acre land parcel perfect for a country retreat.
      905 S Coleman Rd, Shepherd, MI 48883
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    • $75,000
      1.34 Acres

      Vacant Land in Shepherd, MI

      1.34 acres of commercial land at a traffic light.
      5437 W Isabella Rd, Shepherd, MI 48883
      View Details
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    Shepherd, MI 48883
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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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