Office Units on Corner
New
For Sale
$85,000
12127 N Saginaw Street, Mount Morris, MI 48458
Office layout includes a waiting room, roadside signage, and access from a busy roadway.
Property Size660 SF
Days on Market5
Property Features for 12127 N Saginaw Street
General Information
Standard status
Active
Size
660 SF
Total Parking Spaces
22
Property subtype
Commercial
Zoning
Commercial, Office
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$1,637
Building Details
Building Size
660 SF
Listing Agency:
Tremaine Real Estate
(810) 750-4663
Listed By:
Andrea Christensen
Source:
Irishhillsfivestarhomes
Added: Aug 17
Changed: Aug 18
Last Checked: Aug 20 at 1:52PM
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 Tremaine Real Estate
Investment Insights
Based on property information with market context.
This office property includes two offices, with the layout potentially accommodating a third, along with a waiting room. The property is zoned Commercial, Office and includes a large sign positioned along a busy roadway.
Situated on a corner lot, the property provides 22 parking spots and is located at 12127 N Saginaw Street in Mount Morris, Michigan 48458.
Situated on a corner lot, the property provides 22 parking spots and is located at 12127 N Saginaw Street in Mount Morris, Michigan 48458.
Key Highlights
- Two offices with potential for a third office
- Waiting room included in the office layout
- 22 parking spots
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
$7,271
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
8.55%
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%
$145,420
$145.4K
Cap Rate 7%
$103,871
$103.9K
Cap Rate 9%
$80,789
$80.8K
Market Conditions
NOI Build-Up for 660 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
$11.2K $17.04/SF
− Vacancy
−$1.6K −$2.35/SF
EGI
$9.7K $14.69/SF
− OpEx
−$2.4K −$3.67/SF
NOI
$7.3K $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%
$145,420
Cap Rate 7%
$103,871
Cap Rate 9%
$80,789
Alternative Uses
Best Use
Office B
$103.9K
$90.9K – $121.2K
NOI $7,271 @ 7.0% cap · market cap 8.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$138.9K
$121.5K – $162.0K
NOI $9,722 @ 7.0% cap · market cap 11.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
245
Businesses Nearby
Explore this area
Business Placement
Demographics for 48458, MI
19,699
Population
9,136
Households
2.2
Avg Household Size
39
Median Age
8%
College-Educated
87%
High-School Grad
35.7 sq mi
ZIP Area
552
Density / Sq Mi
$43,496
Median Household Income
$32,122
Median Earnings
$896
Median Rent
$87,100
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - Office layout includes a waiting room, roadside signage, and access from a busy roadway.
Where is this office units located?
The property is located at 12127 N Saginaw Street Mount Morris, MI.
What is the asking price?
The asking price for this property is $85,000.
What are key features of this property?
This property features: Two offices with potential for a third office; Waiting room included in the office layout; 22 parking spots
