Prime Commercial Investment
For Sale
$2,400,000
8200 S Saginaw St 500, Grand Blanc, MI 48439
High-performing commercial property in Grand Blanc with long-term tenants.
Property Size12,024 SF
Lot Size0.41 Acres
Days on Market153
Property Features for 8200 S Saginaw St 500
General Information
Standard status
Active
Size
12,024 SF
Lot size
0.41 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$32,003
Building Details
Building Size
12,024 SF
Year Built
1999
Listing Agency:
Berkshire Hathaway HomeServices Michigan Real Est
(810) 695-1990
Listed By:
Julie Wyland · License #6501425953
(810) 695-1990
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 2:16PM
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.
This commercial investment property is located in a strong retail corridor within the City of Grand Blanc. The well-maintained building features six individual suites, each with private entrances. All suites are currently leased to long-term, established tenants, providing immediate income. The property is strategically located along Saginaw Road, with frontage on the road and is just minutes from I-475, I-75, and US-23 expressways, and close to Flint Bishop Airport. The location benefits from strong traffic counts, making it suitable for professional, office, or service-based tenants. Grand Blanc is positioned near the 4th largest metro area in Michigan (Flint), offering a tenant pool and demand for commercial space. This property is located at 8200 S Saginaw St 500, GrandBlancCity_Genesee, MI 48439.
Key Highlights
- Located in a high‑traffic, prime commercial corridor on Saginaw Rd in Grand Blanc.
- Six individual suites, each with private entrances, offering tenant convenience and flexibility.
- 100% occupancy with long‑term, established tenants, providing immediate income.
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
$124,820
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
5.20%
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%
$2,496,400
$2.5M
Cap Rate 7%
$1,783,143
$1.8M
Cap Rate 9%
$1,386,889
$1.4M
Market Conditions
NOI Build-Up for 12,024 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
$186.1K $15.48/SF
− Vacancy
−$7.8K −$0.65/SF
EGI
$178.3K $14.83/SF
− OpEx
−$53.5K −$4.45/SF
NOI
$124.8K $10.38/SF
Area
Genesee County, MI
Vacancy
4.20%
Lease Rate
$15.48 /SF/Yr
Expense Ratio
30.00%
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%
$2,496,400
Cap Rate 7%
$1,783,143
Cap Rate 9%
$1,386,889
Alternative Uses
Best Use
Retail
$1.78M
$1.56M – $2.08M
NOI $124,820 @ 7.0% cap · market cap 5.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.53M
$2.21M – $2.95M
NOI $177,112 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
548
Businesses Nearby
18k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Kroger Fuel Center
Shops & Services
13,531 visits/mo
0.2 miles
Chase Bank
Shops & Services
4,430 visits/mo
0.1 miles
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 Retail 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?
Strip mall - High-performing commercial property in Grand Blanc with long-term tenants.
Where is this strip mall located?
The property is located at 8200 S Saginaw St 500 Grand Blanc, MI.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Located in a high‑traffic, prime commercial corridor on Saginaw Rd in Grand Blanc.; Six individual suites, each with private entrances, offering tenant convenience and flexibility.; 100% occupancy with long‑term, established tenants, providing immediate income.
