Historic Mixed-Use Building Near West
For Sale
$1,400,000
601 Randolph Street, Traverse City, MI 49684
Unique mixed-use property in prime location near shopping and dining.
Property Size3,250 SF
Price / SF$430.77
Days on Market574
Property Features for 601 Randolph Street
General Information
Standard status
Active
Size
3,250 SF
Property subtype
Commercial/Industrial
Taxes and HOA fees
Annual Taxes
$13,986
Building Details
Year Built
1900
Listing Agency:
Key Realty One-TC
Listed By:
Tammy Jarvis · License #6501424501
(231) 342-9937
Source:
Exitrealty
Added: Feb 8, 2025
Changed: Sep 1
Last Checked: Sep 5 at 4:58AM
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 Key Realty One-TC
Investment Insights
Based on property information with market context.
This stand-alone brick building, dating back to the 1800s, is located at The West End Beach and includes a deeded scenic easement of West Bay. Historically, the building housed Kauer's bar during prohibition and later Oryana Natural Foods. The main floor currently houses the Bay Bread Company, along with two one-bedroom apartments. Situated in a central location near shopping, dining, transportation, beaches, and festivals, the property is suitable for both residential and commercial use. The property extends to the alley, providing two parking spots or the opportunity to build out more. The location has a bike score of 92, indicating it is a biker's paradise, and a walk score of 78, indicating it is very walkable. This property is located in Traverse City, MI.
Key Highlights
- Prime location in the heart of shopping, dining, transportation, beaches, and festivals.
- Includes two one‑bedroom apartments in addition to commercial space.
- Historic stand‑alone brick building dating back to the 1800s with a rich history.
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
$43,442
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
3.10%
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%
$868,840
$868.8K
Cap Rate 7%
$620,600
$620.6K
Cap Rate 9%
$482,689
$482.7K
Market Conditions
NOI Build-Up for 3,250 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
$61.6K $18.96/SF
− Vacancy
−$3.7K −$1.14/SF
EGI
$57.9K $17.82/SF
− OpEx
−$14.5K −$4.46/SF
NOI
$43.4K $13.37/SF
Area
Grand Traverse County, MI
Vacancy
6.00%
Lease Rate
$18.96 /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%
$868,840
Cap Rate 7%
$620,600
Cap Rate 9%
$482,689
Alternative Uses
Best Use
Specialty Retail
$620.6K
$543.0K – $724.0K
NOI $43,442 @ 7.0% cap · market cap 3.10%
Second Best
Mixed Use
$396.1K
$346.6K – $462.1K
NOI $27,727 @ 7.0% cap · market cap 1.98%
Theoretical Best
Office A
$706.0K
$617.8K – $823.7K
NOI $49,421 @ 7.0% cap · market cap 3.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,571
Businesses Nearby
31k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Home Improvements & Furnishings 32%
Hotels & Casinos 18%
Speedway
Shops & Services
11,773 visits/mo
0.3 miles
Ace Hardware
Home Improvements & Furnishings
10,142 visits/mo
0.3 miles
Hotel Indigo Traverse City
Hotels & Casinos
5,501 visits/mo
0.4 miles
Huntington Bank
Shops & Services
3,876 visits/mo
0.4 miles
Demographics for 49684, MI
22,025
Population
10,959
Households
2
Avg Household Size
49
Median Age
46%
College-Educated
96%
High-School Grad
52.8 sq mi
ZIP Area
417
Density / Sq Mi
$75,678
Median Household Income
$39,553
Median Earnings
$1,216
Median Rent
$375,700
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?
Mixed-use property - Unique mixed-use property in prime location near shopping and dining.
Where is this mixed-use property located?
The property is located at 601 Randolph Street Traverse City, MI.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Prime location in the heart of shopping, dining, transportation, beaches, and festivals.; Includes two one‑bedroom apartments in addition to commercial space.; Historic stand‑alone brick building dating back to the 1800s with a rich history.
