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    Retail Strip Center in Mason Title is generated by Realmo AI

    306 S Cedar Street, Mason, MI 48854

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    Claim this Listing
    For Sale
    Under Contract
    $499,000

    Real Estate Only - Mason, MI

    Property size:
    3,700 SF
    Lot size:
    0.47 Acres
    Price / SF:
    $134/SF
    Added:
    Jan 6, 2026
    Days on Market:
    130
    Last Refresh:
    May 16 at 7:06 pm

    Property Features for 306 S Cedar Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Standard status
    Active Under Contract
    APN
    191008130007
    Size
    3,700 SF
    Lot size
    0.47 Acres

    Taxes and HOA fees

    Tax Annual Amount
    8643

    Building Details

    Year built
    1973
    Building materials
    Block, Brick
    Architectural style
    Other

    We can help!

    Listing Contact
    Audrey Schultz

    Listing agent Audrey Schultz

    Listing office EXP Realty Main 39555 Orchard Hill Place Ste 600, Royal Oak, MI

    Listing date Jan 6, 2026

    MLS# 20261000931 Listing URL

    Copyright © 2026 Realcomp Limited II. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Fully leased 2‑unit retail strip center with established tenants.
    • Attractive 8.32% cap rate and $41,520 NOI, providing a strong turnkey investment with stable cash flow.
    • Prime downtown Mason location on high‑visibility S. Cedar Street with 110 feet of road frontage and high daily traffic counts.
    • Recent $46,000 HVAC system upgrades (installed in 2025) reducing near‑term maintenance and capital expense.
    • Convenient access to US‑127 (Exit 66) and walkable downtown location.
    • Zoned C‑2, offering potential for future owner‑occupancy at lease rollover.

    Overview

    This fully leased, two-unit retail strip center is situated in downtown Mason on S. Cedar Street, benefiting from high visibility. The well-maintained commercial property measures 3,700 square feet and houses two established tenants: Every Day Tobacco and Ruff Cuts Pet Grooming. Both tenants have demonstrated strong operating histories, suggesting a high likelihood of lease renewal. The property features 110 feet of road frontage and experiences approximately 7,480 vehicles per day. It is conveniently located with easy access to US-127 (Exit 66), which is just minutes away. The site, zoned C-2, occupies a 20,530 square foot lot and includes on-site parking. The location is walkable to downtown amenities. Recent capital improvements include approximately $46,000 in new HVAC systems installed in 2025, reducing near-term maintenance and capital expense exposure. The property generates a $41,520 net operating income (NOI) and features an 8.32% cap rate. This property is suitable for investors seeking reliable income in a growing market, or for an owner-occupant planning future use at lease rollover.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $283.5K
    NOI $25,517 @ 9.00% cap · cautious / downside scenario
    Moderate
    $364.5K
    NOI $25,517 @ 7.00% cap · market / base-case scenario
    Aggressive
    $510.3K
    NOI $25,517 @ 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 Retail

    Component $ $/SF
    Gross rent $44.4k $12.00
    − Vacancy −$7.9k −$2.15
    EGI $36.5k $9.85
    − OpEx −$10.9k −$2.96
    NOI $25.5k $6.90
    3,700 SF · lease $12.00/SF/yr · vacancy 17.90% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $364.5K
    $319.0K – $425.3K (±1% cap)
    NOI $25,517 @ 7.0% cap · market cap 5.11%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $594.5K
    $520.2K – $693.5K (±1% cap)
    NOI $41,612 @ 7.0% cap · market cap 8.34%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Strip malls

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Mason
    County
    Ingham
    State
    Michigan
    Longitude
    -84.453507
    Latitude
    42.579427

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    FAQs

    What type of property is this?
    Strip mall - Fully leased retail strip center in downtown Mason, Michigan.
    Where is this strip mall located?
    The property is located at 306 S Cedar Street Mason, MI.
    What is the asking price?
    The asking price for this property is $499,000.
    What are key features of this property?
    This property features: Fully leased 2‑unit retail strip center with established tenants.; Attractive 8.32% cap rate and $41,520 NOI, providing a strong turnkey investment with stable cash flow.; Prime downtown Mason location on high‑visibility S. Cedar Street with 110 feet of road frontage and high daily traffic counts.
    (517) 745-0008
    We can help!
    Listing Contact
    Audrey Schultz
    Learn More
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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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