Flexible-Layout Office
For Sale
$3,255,525
85 E 8th Street, Holland, MI 49423
Commercial Sale, Holland, MI
Property Size11,580 SF
Lot Size1.82 Acres
Price / SF$281.13
Days on Market923
Property Features for 85 E 8th Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
F-CDT
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Interior features
Broadband
Elementary school district
Holland
Middle school district
Holland
High school district
Holland
Directions
Northeast corner of E 8th Street and College Ave
Subdivision
Holland/Saugatuck - H
Standard status
Active
APN
70-16-29-287-707
Size
11,580 SF
Lot size
1.82 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
UNIT 7. PLAZA CENTER SEC 29 T5N R15W FROM 70-16-29-281-035,-036 2/03 BOUNDARY CHANGE PER 3RD AMENDMENT L5460 P745 9/07
Tax Annual Amount
117225
Legal Description
UNIT 7. PLAZA CENTER SEC 29 T5N R15W FROM 70-16-29-281-035,-036 2/03 BOUNDARY CHANGE PER 3RD AMENDMENT L5460 P745 9/07
Utilities
Utilities
Cable Available
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Building Details
Year built
2002
Floors in Building
3
Number of units
3
Building materials
Brick
Listing Agency:
Lakeshore Commercial Real Estate
Listed By:
Jason DeWitt
(616) 394-4500
Added: Mar 1, 2024
Changed: Sep 7
Last Checked: Sep 10 at 6:06PM
MLS# 24010618
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.
Office Units 210, 230, and 250 occupy a second-floor commercial space totaling 11,580 square feet. The finished areas include five private offices, several open zones for coworking or collaboration, and a break area with floor-to-ceiling windows facing north. Suite 210 is unfinished, providing room for a buyer-directed layout, while the open portion of Suite 250 can accommodate additional offices or larger presentations and gatherings.
The property is located at 85 E 8th Street in Holland, Michigan, on 1.82 acres. Built in 2002, the brick property includes central air, heat-pump heating, broadband, and cable availability. The space also includes a bathroom and offers a combination of completed office improvements and unfinished area for further customization.
The property is located at 85 E 8th Street in Holland, Michigan, on 1.82 acres. Built in 2002, the brick property includes central air, heat-pump heating, broadband, and cable availability. The space also includes a bathroom and offers a combination of completed office improvements and unfinished area for further customization.
Key Highlights
- 11,580 SF of second‑floor office space across Suites 210, 230, and 250
- Five private offices plus multiple open areas for coworking or collaboration
- Unfinished Suite 210 supports a buyer‑designed layout
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
$127,569
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
3.92%
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%
$2,551,380
$2.6M
Cap Rate 7%
$1,822,414
$1.8M
Cap Rate 9%
$1,417,433
$1.4M
Market Conditions
NOI Build-Up for 11,580 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
$197.3K $17.04/SF
− Vacancy
−$27.2K −$2.35/SF
EGI
$170.1K $14.69/SF
− OpEx
−$42.5K −$3.67/SF
NOI
$127.6K $11.02/SF
Area
Ottawa County, MI
Vacancy
13.80%
Lease Rate
$17.04 /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%
$2,551,380
Cap Rate 7%
$1,822,414
Cap Rate 9%
$1,417,433
Alternative Uses
Best Use
Office B
$1.82M
$1.59M – $2.13M
NOI $127,569 @ 7.0% cap · market cap 3.92%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$144.00M
$126.00M – $168.00M
NOI $10,080,031 @ 7.0% cap · market cap 309.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,269
Businesses Nearby
Explore this area
Business Placement
Demographics for 49423, MI
46,870
Population
19,019
Households
2.5
Avg Household Size
37
Median Age
37%
College-Educated
92%
High-School Grad
77.9 sq mi
ZIP Area
602
Density / Sq Mi
$78,524
Median Household Income
$36,643
Median Earnings
$1,143
Median Rent
$254,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Office units - Second-floor space combines private offices, adaptable work areas, and a windowed break area.
Where is this office units located?
The property is located at 85 E 8th Street Holland, MI.
What is the asking price?
The asking price for this property is $3,255,525.
What are key features of this property?
This property features: 11,580 SF of second‑floor office space across Suites 210, 230, and 250; Five private offices plus multiple open areas for coworking or collaboration; Unfinished Suite 210 supports a buyer‑designed layout
