Corner Office Unit with
New
For Sale
$85,000
12127 N Saginaw St, Mount Morris, MI 48458
Office unit with a waiting room, 22 parking spots, and prominent roadside signage on a corner lot.
Property Size660 SF
Price / SF$128.79
Days on Market3
Property Features for 12127 N Saginaw St
General Information
Standard status
Active
Size
660 SF
Total Parking Spaces
22
Listing Agency:
Tremaine Real Estate
Listed By:
Andrea Christensen
Source:
Katie-k
Added: Sep 9
Last Checked: Sep 9 at 5:39AM
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 unit at 12127 N Saginaw Street includes office space, a waiting room, and 22 parking spots. The property also includes a large sign positioned along a busy roadway, providing a visible identification point for occupants and visitors.
The site is located on a corner lot in Mount Morris, Michigan. Asphalt surfaces are included among the exterior features, supporting the on-site parking area and overall property access.
The site is located on a corner lot in Mount Morris, Michigan. Asphalt surfaces are included among the exterior features, supporting the on-site parking area and overall property access.
Key Highlights
- Office unit with waiting room
- 22 parking spots
- Large sign along a busy roadway
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
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Current Use
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
Check the figures for this property
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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 - Office unit with a waiting room, 22 parking spots, and prominent roadside signage on a corner lot.
Where is this office units located?
The property is located at 12127 N Saginaw St 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: Office unit with waiting room; 22 parking spots; Large sign along a busy roadway
