Retail Space with Barber
For Sale
$75,000
2114 E Ganson Street, Jackson, MI 49202
COMMERCIAL - Jackson, MI
Property Size468 SF
Lot Size0.16 Acres
Price / SF$160.26
Days on Market141
Property Features for 2114 E Ganson Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
R-2
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Elementary school district
Jackson
Middle school district
Jackson
High school district
Jackson
Directions
Corner of E. Ganson St. and N. Forbes St.
Standard status
Active
APN
8-004900000
Size
468 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 10 BLK 3 North Eastern Addition
Tax Annual Amount
591
Legal Description
Lot 10 BLK 3 North Eastern Addition
Utilities
Utilities
Natural Gas Available
Heating system
Forced Air
Cooling system
Window Unit(s)
Building Details
Year built
1972
Floors in Building
1
Number of units
1
Building materials
Vinyl Siding
Roof type
Rubber
Listing Agency:
ERA Reardon Realty, L.L.C.
(517) 782-2996
Listed By:
MELISSA L BAILEY · License #6502372861
(517) 937-9907
Added: Apr 3
Changed: Aug 4
Last Checked: Aug 21 at 6:06AM
MLS# 26013532
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.
This 468-square-foot retail space is configured for barbershop or hair salon use. The sale includes two barber chairs and chairs for the waiting area, along with one bathroom and a storage area. The building was constructed in 1972 and features vinyl siding, a rubber roof, forced-air heat, and window-unit cooling.
The property sits on a 0.16-acre parcel at 2114 E Ganson Street in Jackson, Michigan. A large paved parking area extends toward the side alley on N. Forbes Street. R-2 zoning permits a barbershop or hair salon; any other use requires a variance from the City of Jackson. Recent property improvements include a new furnace, new roof, and new exterior LED light. Natural gas is available.
The property sits on a 0.16-acre parcel at 2114 E Ganson Street in Jackson, Michigan. A large paved parking area extends toward the side alley on N. Forbes Street. R-2 zoning permits a barbershop or hair salon; any other use requires a variance from the City of Jackson. Recent property improvements include a new furnace, new roof, and new exterior LED light. Natural gas is available.
Key Highlights
- 468 square feet of retail space on a 0.16‑acre parcel
- Sale includes 2 barber chairs and waiting‑area chairs
- R‑2 zoning permits barbershop or hair salon use only
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$3,228
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.30%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$64,560
$64.6K
Cap Rate 7%
$46,114
$46.1K
Cap Rate 9%
$35,867
$35.9K
Market Conditions
NOI Build-Up for 468 SF
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.
Gross rent
$5.6K $12.00/SF
− Vacancy
−$1.0K −$2.15/SF
EGI
$4.6K $9.85/SF
− OpEx
−$1.4K −$2.96/SF
NOI
$3.2K $6.90/SF
Area
Jackson County, MI
Vacancy
17.90%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$64,560
Cap Rate 7%
$46,114
Cap Rate 9%
$35,867
Alternative Uses
Best Use
Retail
$46.1K
$40.4K – $53.8K
NOI $3,228 @ 7.0% cap · market cap 4.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$74.7K
$65.4K – $87.2K
NOI $5,230 @ 7.0% cap · market cap 6.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
286
Businesses Nearby
82k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 62%
Shops & Services 38%
Taco Bell
Dining
17,030 visits/mo
0.4 miles
Burger King
Dining
13,430 visits/mo
0.4 miles
Little Caesars Pizza
Dining
9,088 visits/mo
0.1 miles
KFC
Dining
7,613 visits/mo
0.5 miles
Dollar General
Shops & Services
7,574 visits/mo
0.1 miles
Demographics for 49202, MI
19,359
Population
9,598
Households
2
Avg Household Size
37
Median Age
15%
College-Educated
91%
High-School Grad
12.7 sq mi
ZIP Area
1,524
Density / Sq Mi
$41,916
Median Household Income
$30,638
Median Earnings
$915
Median Rent
$104,100
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Compact storefront configured for a barbershop or hair salon, with dedicated customer seating and on-site paved parking.
Where is this retail space located?
The property is located at 2114 E Ganson Street Jackson, MI.
What is the asking price?
The asking price for this property is $75,000.
What are key features of this property?
This property features: 468 square feet of retail space on a 0.16‑acre parcel; Sale includes 2 barber chairs and waiting‑area chairs; R‑2 zoning permits barbershop or hair salon use only
