Downtown Pizza
For Sale
$140,000
108 E Bellevue St, Leslie, MI 49251
Clean, established operation includes upgraded pizza-line equipment, cold storage, inventory, and proprietary recipes.
Property Size850 SF
Price / SF$164.71
Days on Market12
Property Features for 108 E Bellevue St
General Information
Standard status
Active
Size
850 SF
Additional Details
Business Included
Yes
Road Access
Yes
Equipment Included
Yes
Building Details
Year Built
1900
Listing Agency:
Howard Hanna Real Estate Services
(517) 474-3352
Listed By:
HILLARY KNAPP · License #6501385202
Source:
Katie-k
Added: Aug 17
Changed: Aug 28
Last Checked: Aug 28 at 3:50AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Howard Hanna Real Estate Services
Investment Insights
Based on property information with market context.
This conventional restaurant is a compact pizza operation at 108 E Bellevue St in Leslie, Michigan. The business is described as clean and well maintained, with recent upgrades to the pizza-line equipment and cold storage units. The sale includes the operating equipment, current inventory, and the owner’s handcrafted dough and sauce recipes.
The restaurant occupies a downtown location along the main road through Leslie, providing direct exposure to local traffic. The property dates to 1900 and is offered as a business opportunity with the existing restaurant operation and included assets.
The restaurant occupies a downtown location along the main road through Leslie, providing direct exposure to local traffic. The property dates to 1900 and is offered as a business opportunity with the existing restaurant operation and included assets.
Key Highlights
- Conventional restaurant business at 108 E Bellevue St, Leslie, MI 49251
- Recently upgraded pizza‑line equipment
- Cold storage units included
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
$7,537
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
5.38%
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%
$150,740
$150.7K
Cap Rate 7%
$107,671
$107.7K
Cap Rate 9%
$83,744
$83.7K
Market Conditions
NOI Build-Up for 850 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
$12.2K $14.40/SF
− Vacancy
−$2.2K −$2.58/SF
EGI
$10.0K $11.82/SF
− OpEx
−$2.5K −$2.96/SF
NOI
$7.5K $8.87/SF
Area
Ingham County, MI
Vacancy
17.90%
Lease Rate
$14.40 /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%
$150,740
Cap Rate 7%
$107,671
Cap Rate 9%
$83,744
Alternative Uses
Best Use
Specialty Retail
$107.7K
$94.2K – $125.6K
NOI $7,537 @ 7.0% cap · market cap 5.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$136.6K
$119.5K – $159.3K
NOI $9,559 @ 7.0% cap · market cap 6.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
210
Businesses Nearby
42k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 57%
Dining 43%
McDonald's
Dining
13,084 visits/mo
0.4 miles
Marathon
Shops & Services
8,745 visits/mo
0.4 miles
Dollar General
Shops & Services
7,349 visits/mo
0.4 miles
Dollar Tree
Shops & Services
5,631 visits/mo
0.5 miles
SUBWAY
Dining
3,440 visits/mo
0.5 miles
Demographics for 49251, MI
6,136
Population
2,499
Households
2.5
Avg Household Size
42
Median Age
21%
College-Educated
95%
High-School Grad
58.3 sq mi
ZIP Area
105
Density / Sq Mi
$83,458
Median Household Income
$48,048
Median Earnings
$1,083
Median Rent
$193,600
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Clean, established operation includes upgraded pizza-line equipment, cold storage, inventory, and proprietary recipes.
Where is this conventional restaurant located?
The property is located at 108 E Bellevue St Leslie, MI.
What is the asking price?
The asking price for this property is $140,000.
What are key features of this property?
This property features: Conventional restaurant business at 108 E Bellevue St, Leslie, MI 49251; Recently upgraded pizza‑line equipment; Cold storage units included
