Multi-Building Flex Space
For Sale
$550,000
3350-3356 Lapeer Road, Port Huron, MI 48060
COM/IND/BUS OPP, Port Huron, MI
Property Size12,110 SF
Lot Size0.69 Acres
Price / SF$45.42
Days on Market266
Property Features for 3350-3356 Lapeer Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Mixed Use
Subdivision
Commissioners Map
Lot features
Main Street
Standard status
Active
APN
28-190-0040-000
Size
12,110 SF
Lot size
0.69 Acres
Utilities
Heating system
Forced Air
Water source
Public
Building Details
Year built
1964
Roof type
Flat
Additional Structures
Workshop
Listing Agency:
Pilot Property Group - Residential LLC
(586) 254-0900
Listed By:
Anthony Rubino · License #6502425251
(586) 873-5419
Added: Dec 4, 2025
Changed: Aug 19
Last Checked: Aug 27 at 11:06PM
MLS# 50195554
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.
Investment Insights
Based on property information with market context.
This 12,110-square-foot flex property includes four separate buildings on 0.69 acres. The improvements include a 2,340-square-foot service garage with a retail storefront; a two-story, 4,260-square-foot building offering office, retail, or mixed-use space; a 2,030-square-foot retail building; and a 3,480-square-foot heated utility building with radiant heat for storage, workshop, or light industrial use.
The property is located at 3350-3356 Lapeer Road in Port Huron, Michigan. Built in 1964, the site has public water service, forced-air heating, and flat roofs. Its mix of commercial building types supports varied operational and occupancy configurations within one property.
The property is located at 3350-3356 Lapeer Road in Port Huron, Michigan. Built in 1964, the site has public water service, forced-air heating, and flat roofs. Its mix of commercial building types supports varied operational and occupancy configurations within one property.
Key Highlights
- Four separate commercial buildings totaling 12,110 square feet
- 0.69‑acre property at 3350‑3356 Lapeer Road
- 2,340‑square‑foot service garage with retail storefront
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
$41,689
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
7.58%
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%
$833,780
$833.8K
Cap Rate 7%
$595,557
$595.6K
Cap Rate 9%
$463,211
$463.2K
Market Conditions
NOI Build-Up for 12,110 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
$72.7K $6.00/SF
− Vacancy
−$17.1K −$1.41/SF
EGI
$55.6K $4.59/SF
− OpEx
−$13.9K −$1.15/SF
NOI
$41.7K $3.44/SF
Area
St. Clair County, MI
Vacancy
23.50%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
25.00%
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%
$833,780
Cap Rate 7%
$595,557
Cap Rate 9%
$463,211
Alternative Uses
Best Use
Retail
$2.24M
$1.96M – $2.61M
NOI $156,545 @ 7.0% cap · market cap 28.46%
Second Best
Flex RnD
$2.10M
$1.83M – $2.45M
NOI $146,703 @ 7.0% cap · market cap 26.67%
Theoretical Best
Multifamily LT 5
$9.10M
$7.97M – $10.62M
NOI $637,272 @ 7.0% cap · market cap 115.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
186
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48060, MI
39,775
Population
18,066
Households
2.2
Avg Household Size
39
Median Age
17%
College-Educated
89%
High-School Grad
20.7 sq mi
ZIP Area
1,921
Density / Sq Mi
$51,342
Median Household Income
$32,017
Median Earnings
$1,005
Median Rent
$152,000
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Four-building commercial property combines service, retail, office, storage, and workshop space in a flexible configuration.
Where is this flex space located?
The property is located at 3350-3356 Lapeer Road Port Huron, MI.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Four separate commercial buildings totaling 12,110 square feet; 0.69‑acre property at 3350‑3356 Lapeer Road; 2,340‑square‑foot service garage with retail storefront
