Frito Lay Distribution
For Sale
$498,900
618 West Branch Road, Prudenville, MI 48651
Commercial Sale, Prudenville, MI
Property Size7,872 SF
Lot Size1.57 Acres
Price / SF$63.38
Days on Market109
Property Features for 618 West Branch Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking features
Parking Lot
Subdivision
T22N R3W
Directions
Highway M-55 East of Prudenville toward I75 on North side of road
Standard status
Active
APN
003-012-012-0065
Size
7,872 SF
Lot size
1.57 Acres
Taxes and HOA fees
Tax Description
L-940 P-573 223 COM AT S 1/4 COR SEC 12 TH N89DEG40'20''WALG SEC LINE 452FT FOR POB TH N88DEG40' 20''W 208.18FT TH N01DEG00'01''W 403.84FT TH S88DEG40'20''E 208.18FT TH S01DEG00' 01'' 403.84FT TO POB - PART OF E 1/2 OF SW 1/4 SEC 12 T22NR3W PAR C-1 1.93AC
Tax Annual Amount
4902
Legal Description
L-940 P-573 223 COM AT S 1/4 COR SEC 12 TH N89DEG40'20''WALG SEC LINE 452FT FOR POB TH N88DEG40' 20''W 208.18FT TH N01DEG00'01''W 403.84FT TH S88DEG40'20''E 208.18FT TH S01DEG00' 01'' 403.84FT TO POB - PART OF E 1/2 OF SW 1/4 SEC 12 T22NR3W PAR C-1 1.93AC
Utilities
Sewer type
Septic Tank
Water source
Well
Building Details
Floors in Building
1
Listing Agency:
CB Schmidt Houghton Lake
(989) 366-5522
Listed By:
Ruth Anne Clemens · License #6506043271
(989) 429-3100
Added: May 23
Changed: Sep 6
Last Checked: Sep 8 at 7:06PM
MLS# 201840346
Copyright © 2026 Water Wonderland Board of Realtors®. 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 7,872-square-foot industrial property occupies 1.57 acres at 618 West Branch Road in Prudenville, Michigan. The site is used as a Frito Lay distribution location and includes a parking lot for on-site vehicle storage. Commercial zoning supports the property’s current business-oriented use.
The property is served by a well and septic tank. The offering also includes a stated guarantee of annual income, providing an income component alongside the existing distribution operation.
The property is served by a well and septic tank. The offering also includes a stated guarantee of annual income, providing an income component alongside the existing distribution operation.
Key Highlights
- 7,872‑square‑foot industrial property
- 1.57‑acre site in Prudenville, MI
- Frito Lay distribution location
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
$44,585
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
8.94%
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%
$891,700
$891.7K
Cap Rate 7%
$636,929
$636.9K
Cap Rate 9%
$495,389
$495.4K
Market Conditions
NOI Build-Up for 7,872 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
$70.8K $9.00/SF
− Vacancy
−$7.2K −$0.91/SF
EGI
$63.7K $8.09/SF
− OpEx
−$19.1K −$2.43/SF
NOI
$44.6K $5.66/SF
Area
Roscommon County, MI
Vacancy
10.10%
Lease Rate
$9.00 /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%
$891,700
Cap Rate 7%
$636,929
Cap Rate 9%
$495,389
Alternative Uses
Best Use
Warehouse
$773.4K
$676.7K – $902.3K
NOI $54,138 @ 7.0% cap · market cap 10.85%
Second Best
Industrial
$636.9K
$557.3K – $743.1K
NOI $44,585 @ 7.0% cap · market cap 8.94%
Theoretical Best
Office A
$1.30M
$1.13M – $1.51M
NOI $90,685 @ 7.0% cap · market cap 18.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Demographics for 48651, MI
4,396
Population
3,825
Households
1.1
Avg Household Size
56
Median Age
19%
College-Educated
92%
High-School Grad
71.0 sq mi
ZIP Area
62
Density / Sq Mi
$42,938
Median Household Income
$32,917
Median Earnings
$797
Median Rent
$156,000
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Distribution center - Existing distribution use with commercial zoning, on-site parking, and established utility infrastructure.
Where is this distribution center located?
The property is located at 618 West Branch Road Prudenville, MI.
What is the asking price?
The asking price for this property is $498,900.
What are key features of this property?
This property features: 7,872‑square‑foot industrial property; 1.57‑acre site in Prudenville, MI; Frito Lay distribution location
