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    10028 W Higgins Lake Rd Roscommon, MI 48653

    Sponsored
    For Sale
    $269,900

    Commercial/Industrial - Roscommon, MI

    Property size:
    2,983 SF
    Lot size:
    0.17 Acres
    Days on Market:
    3
    Last Refresh:
    Feb 11 at 1:06 am

    Property Features for 10028 W Higgins Lake Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Zoning
    Commercial
    APN
    007-651-025-0000
    Parking features
    Off Street, Parking Lot
    Interior features
    Bath, Cafe/Kitchen, Display Window, Living Quarters, Living Quarters Attached, Loft, Occupied, Overhead Doors, Private Restrooms, Public Restrooms, Restroom(s)
    Exterior features
    Delivery Door, Water View, All Sports Lake
    Size
    2,983 SF
    Lot size
    0.17 Acres

    Utilities

    Heating system
    Forced Air
    Cooling system
    Wall/Window Unit(s)
    Water front features
    All Sports Lake

    Building Details

    Year built
    1950
    Building materials
    Brick, Vinyl Siding
    Roof type
    Flat
    Architectural style
    Other

    We can help!

    Listing Contact
    Nicole Freed

    eXp Realty LLC (888) 501-7085

    Listing agent Nicole Freed (269) 600-4397 License #6501427717

    Listing date Feb 9, 2026

    MLS# 50199076 Listing URL

    Copyright © 2026 Saginaw Board of Realtors MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Higgins Lake Mixed-Use Opportunity

    This mixed-use property, located one block from Higgins Lake, presents an investment and owner-operator opportunity. The property includes a spacious, updated 2-bedroom, 1-bath upper apartment suitable for owner occupancy or rental income. The main level features several commercial spaces, including a storefront suited for a convenience or party store with beer and wine sales, a central open area with flexible potential, and an additional space ideal for quick-service food such as pizza, ice cream, or grab-and-go favorites. Formerly a local business for over twenty-four years, the property has served as a community hub and is positioned as the only nearby option for essentials and quick service within a heavily residential area. Fixtures and inventory are included. The property is located near Higgins Lake State Parks, AMVETS Lodge, ORV trails, and year-round recreation. The property size is 2983 square feet, situated on a lot of 0.17 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Grocery and convenience stores

    Suggested Use

    Law Firm Restaurant Dental Office Gym & Fitness Center Building Supply Pharmacy Big Box & Wholesale Store Department Store Hotel & Motel Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Roscommon
    County
    Roscommon
    State
    Michigan
    Longitude
    -84.6042
    Latitude
    44.5111

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    FAQs

    What type of property is this?
    Mixed-use property - Versatile property near Higgins Lake with multiple income streams.
    Where is this mixed-use property located?
    The property is located at 10028 W Higgins Lake Rd Roscommon, MI.
    What is the asking price?
    The asking price for this property is $269,900.
    What are key features of this property?
    This property features: - Prime Location: Just one block from Higgins Lake, near state parks, AMVETS Lodge, ORV trails, and year-round recreation.; - Mixed-Use Property: Offers multiple income streams with commercial spaces and a 2-bedroom apartment.; - Established Business Opportunity: Formerly a well-known local business for over 24 years, fixtures and inventory included.
    (269) 600-4397
    Request Owner's contact information
    10028 W Higgins Lake Rd Roscommon, MI 48653
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    Roscommon, MI 48653
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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
    10028 W Higgins Lake Rd Roscommon, MI 48653
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    We can help!
    Listing Contact
    Nicole Freed
    Real Estate License ID: 6501427717
    (269) 600-4397
    Learn more
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