Updated Office
For Sale
$189,900
11225 S Saginaw Street, Grand Blanc, MI 48439
Remodeled office condo with updated HVAC, bathroom, kitchenette, ceilings, and sound insulation.
Property Size760 SF
Price / SF$249.87
Days on Market119
Property Features for 11225 S Saginaw Street
General Information
Standard status
Active
Size
760 SF
Property subtype
Commercial
Zoning
Commercial, Office
Additional Details
Office Units
1
Taxes and HOA fees
Annual Taxes
$3,146
Amenities
updated bathroom
updated kitchenette
new ceilings
sound-insulated
new HVAC system
Building Details
Building Size
760 SF
Year Built
1984
Year Renovated
2020
Tenancy
Single
Listing Agency:
Berkshire Hathaway HomeServices Michigan Real Est
(810) 695-1990
Listed By:
Cathy Purdy
(810) 695-1990
Source:
Phgrealty
Added: May 4
Changed: Aug 28
Last Checked: Aug 29 at 10:19AM
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 Berkshire Hathaway HomeServices Michigan Real Est
Investment Insights
Based on property information with market context.
Suite 5 is a 760 sq ft commercial condominium within Old World Village Plaza, configured for office or retail use. The interior was fully remodeled in 2020 and includes a newer furnace and central air system, refreshed bathroom and kitchenette, and new ceilings throughout. Sound-insulated construction adds privacy within the suite, which is presented in move-in-ready condition.
The property is located at 11225 S Saginaw Street in Grand Blanc, Michigan, within a commercial plaza setting. Commercial and office zoning supports the property’s stated office and retail use profile. The unit is suited to an owner-user or investor seeking a compact commercial condominium with updated interior improvements.
The property is located at 11225 S Saginaw Street in Grand Blanc, Michigan, within a commercial plaza setting. Commercial and office zoning supports the property’s stated office and retail use profile. The unit is suited to an owner-user or investor seeking a compact commercial condominium with updated interior improvements.
Key Highlights
- 760 sq ft office or retail condominium
- Fully remodeled in 2020
- New HVAC system with furnace and central air
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
$8,372
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
4.41%
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%
$167,440
$167.4K
Cap Rate 7%
$119,600
$119.6K
Cap Rate 9%
$93,022
$93.0K
Market Conditions
NOI Build-Up for 760 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
$13.0K $17.04/SF
− Vacancy
−$1.8K −$2.35/SF
EGI
$11.2K $14.69/SF
− OpEx
−$2.8K −$3.67/SF
NOI
$8.4K $11.02/SF
Area
Genesee 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%
$167,440
Cap Rate 7%
$119,600
Cap Rate 9%
$93,022
Alternative Uses
Best Use
Office B
$119.6K
$104.7K – $139.5K
NOI $8,372 @ 7.0% cap · market cap 4.41%
Second Best
Retail
$112.7K
$98.6K – $131.5K
NOI $7,889 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$159.9K
$139.9K – $186.6K
NOI $11,195 @ 7.0% cap · market cap 5.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
643
Businesses Nearby
Explore this area
Business Placement
Demographics for 48439, MI
51,719
Population
22,101
Households
2.3
Avg Household Size
41
Median Age
43%
College-Educated
96%
High-School Grad
54.5 sq mi
ZIP Area
949
Density / Sq Mi
$88,505
Median Household Income
$47,506
Median Earnings
$1,035
Median Rent
$250,800
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?
Office units - Remodeled office condo with updated HVAC, bathroom, kitchenette, ceilings, and sound insulation.
Where is this office units located?
The property is located at 11225 S Saginaw Street Grand Blanc, MI.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: 760 sq ft office or retail condominium; Fully remodeled in 2020; New HVAC system with furnace and central air
