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    Turnkey Bay City Hospitality Business Title is generated by Realmo AI

    302 Tuscola, Bay City, MI 48708

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    For Sale
    $790,000

    Business - Bay City, MI

    Type:Business
    Property size:
    9,376 SF
    Lot size:
    1.40 Acres
    Price / SF:
    $84/SF
    Added:
    May 6, 2026
    Days on Market:
    23
    Last Refresh:
    May 28 at 10:06 am

    Property Features for 302 Tuscola

    General Information

    Property type
    Commercial Sale
    Property subtype
    Business
    Zoning
    Commercial
    Patio and Porch features
    Patio, Deck
    Interior features
    ADA Accessible, Bath, Ceramic Floor, Concrete Floor, Internet Available, Electric Available, Flr Thickness: 6+ - 8 In., Furniture, Gas Available, Outbuilding(s), Private Restrooms, Reception Area, Security Equipment, Tile Floors
    Exterior features
    Ada Accessible, Deck/Patio
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active
    APN
    160-027-203-010-00
    Size
    9,376 SF
    Lot size
    1.40 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    17940.62

    Utilities

    Utilities
    Electricity Available
    Cooling system
    Central Air

    Building Details

    Year built
    1925
    Flooring type
    Concrete, Tile
    Building materials
    Brick, Stucco
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Diana Bay

    Listing agent Diana Bay License #6506040025

    Listing office Century 21 Signature Realty 5580 State Street, Saginaw, MI

    Listing date May 6, 2026

    MLS# 50206679 Listing URL

    Copyright © 2026 Multiple Listing Service MiRealSource. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turnkey, income‑producing business and property with immediate revenue potential of $26k per month.
    • Expansive 9,900+ sq ft, two‑story property on 1.4 acres.
    • Newly refinished 18‑room short‑stay residence catering to traveling medical professionals.
    • Recent renovations (Spring 2025) include a commercial kitchen, multiple bathrooms/showers, theater room, exercise area, and fireplace lounge.
    • Major updates completed: boiler (2022), central air (2024), and roof (2024).
    • ADA accessible with features such as accessible approach with ramp.

    Overview

    Located in Bay City, Bay County, this expansive two-story property encompasses over 9,900 square feet on a 1.4-acre lot. The property features a newly refinished 18-room short-stay residence. Currently operating as an income-producing business, it serves traveling medical professionals seeking upscale, short-term accommodations near local hospitals. The business name and concept may be included in the sale. Renovations completed in Spring 2025 include a commercial kitchen, multiple bathrooms and showers, a theater room, an exercise area, and a fireplace lounge. The property offers immediate revenue potential of $26,000 per month. The boiler was replaced in 2022, the central air in 2024, and the roof in 2024. The property is zoned commercial.

    Financial Insights

    Value Estimation Calculated for Hotel Hospitality

    Conservative
    $444.2K
    NOI $39,976 @ 9.00% cap · cautious / downside scenario
    Moderate
    $571.1K
    NOI $39,976 @ 7.00% cap · market / base-case scenario
    Aggressive
    $799.5K
    NOI $39,976 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Hotel Hospitality

    Component $ $/SF
    Gross rent $95.6k $10.20
    − Vacancy −$11.5k −$1.22
    EGI $84.2k $8.98
    − OpEx −$44.2k −$4.71
    NOI $40.0k $4.26
    9,376 SF · lease $10.20/SF/yr · vacancy 12.00% · expense 52.50%

    Alternative Use Scenarios

    Best Use
    Hotel Hospitality
    $571.1K
    $499.7K – $666.3K (±1% cap)
    NOI $39,976 @ 7.0% cap · market cap 5.06%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $1.70M
    $1.49M – $1.98M (±1% cap)
    NOI $118,813 @ 7.0% cap · market cap 15.04%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    MI Short Stay ... Health Resort

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Bay City
    County
    Bay
    State
    Michigan
    Longitude
    -83.866192
    Latitude
    43.591573

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    FAQs

    What type of property is this?
    Bed & breakfast - Income-producing hospitality business with newly refinished short-stay residence.
    Where is this bed & breakfast located?
    The property is located at 302 Tuscola Bay City, MI.
    What is the asking price?
    The asking price for this property is $790,000.
    What are key features of this property?
    This property features: Turnkey, income‑producing business and property with immediate revenue potential of $26k per month.; Expansive 9,900+ sq ft, two‑story property on 1.4 acres.; Newly refinished 18‑room short‑stay residence catering to traveling medical professionals.
    (989) 798-7898
    We can help!
    Listing Contact
    Diana Bay
    Real Estate License ID: 6506040025
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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.

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