13434 M 40 Gobles, MI 49055
COMMERCIAL - Gobles, MI
- Added:
- May 21, 2026
- Days on Market:
- 52
- Last Refresh:
- Jul 11 at 6:06 am
Property Features for 13434 M 40
General Information
- Property type
- Commercial Sale
- Property subtype
- Retail
- Bathrooms
- 2
- Rooms
- Bathroom 2, Bathroom 1
- Standard status
- Active
- APN
- 80-05-024-013-02
- Size
- 1,630 SF
- Lot size
- 1.00 Acre
Taxes and HOA fees
- Tax Year
- 2026
- Tax Description
- See Documents
- Tax Annual Amount
- 4815
Utilities
- Utilities
- Natural Gas Available
- Sewer type
- Septic Tank
- Heating system
- Forced Air
- Water source
- Well
Building Details
- Year built
- 1975
- Floors in Building
- 2
- Number of units
- 3
Listing agent Greg S Miller License #6506043053 (269) 743-4817
Listing office Berkshire Hathaway HomeServices MI 5839 Oakland Drive, Portage, MI (269) 344-8599
Listing date May 21, 2026
Copyright © 2026 Michigan Regional Information Center, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
The pole barn also has its own well and septic system separate from the main building, supporting flexible use options. The property sits on a 1-acre lot at 13434 M 40, in Gobles, Michigan (49055), providing room for a multi-faceted live/work or owner-user layout.
For buyers, the income stream is already established through the current salon chair leases and the apartment rental. The pole barn is presently vacant, but it has historically generated up to $900 per month in rental income, and the listing also notes estimated market rent potential of $850–$900 per month. Salon space may provide additional flexibility for conversion to professional office or other uses, subject to local approvals, and the seller is open to negotiating the sale of the salon items.
Key Highlights
- Well‑maintained property with a fully operational 5‑chair salon plus separate one‑bedroom apartment and a pole barn building.
- Current income: 2 salon chairs leased week‑to‑week at $120 per week per chair; apartment rented month‑to‑month at $740/month.
- Pole barn has historically generated up to $900/month and is equipped with its own well and septic system, plus a full bathroom, heat, and central air.
Local Financial Insights For Flex RnD
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $31.3k | $19.20 |
| − Vacancy | −$3.4k | −$2.07 |
| EGI | $27.9k | $17.13 |
| − OpEx | −$9.8k | −$5.99 |
| NOI | $18.1k | $11.13 |
