Medical Office Space with Exam
For Sale
$852,150
9400 S Saginaw Rd, Grand Blanc, MI 48439
Shared professional suite with dedicated exam or office rooms and substantial rear parking.
Property Size3,751 SF
Price / SF$230.25
Days on Market17
Property Features for 9400 S Saginaw Rd
General Information
Standard status
Active
Size
3,751 SF
Property subtype
Commercial
Occupancy
50%
Taxes and HOA fees
Annual Taxes
$21,318
Building Details
Building Size
3,751 SF
Tenancy
Multi
Listing Agency:
Inca Realty, LLC
(810) 244-6302
Listed By:
Wilson Lahoud · License #6501303462
(810) 244-6302
Source:
Elliman
Added: Aug 5
Changed: Aug 16
Last Checked: Aug 20 at 11:11AM
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 Inca Realty, LLC
Investment Insights
Based on property information with market context.
This medical office property offers a shared 3,701-square-foot suite configured for complementary professional users. The layout includes a reception area, open workspace for support staff, staff restrooms, and a break room. Each tenant is planned for a dedicated area containing 7–8 exam rooms or private offices, supporting both clinical and general office functions. An OBGYN currently occupies half of the space.
The property is located in Augusta Park #2 in Grand Blanc, off S Saginaw St. Parking is available at the rear of the building. The site is rated somewhat bikeable with a bike score of 21 and car-dependent with a walk score of 10.
The property is located in Augusta Park #2 in Grand Blanc, off S Saginaw St. Parking is available at the rear of the building. The site is rated somewhat bikeable with a bike score of 21 and car-dependent with a walk score of 10.
Key Highlights
- 3,701 sq ft shared medical office suite
- 7–8 exam rooms or offices allocated per tenant
- Reception area, support staff workspace, restrooms, and break room
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
$41,969
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
4.93%
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%
$839,380
$839.4K
Cap Rate 7%
$599,557
$599.6K
Cap Rate 9%
$466,322
$466.3K
Market Conditions
NOI Build-Up for 3,701 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
$79.9K $21.60/SF
− Vacancy
−$10.0K −$2.70/SF
EGI
$69.9K $18.90/SF
− OpEx
−$28.0K −$7.56/SF
NOI
$42.0K $11.34/SF
Area
Genesee County, MI
Vacancy
12.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
40.00%
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%
$839,380
Cap Rate 7%
$599,557
Cap Rate 9%
$466,322
Alternative Uses
Best Use
Healthcare Medical
$599.6K
$524.6K – $699.5K
NOI $41,969 @ 7.0% cap · market cap 4.93%
Second Best
Office B
$582.5K
$509.7K – $679.5K
NOI $40,772 @ 7.0% cap · market cap 4.78%
Theoretical Best
Office A
$778.8K
$681.4K – $908.6K
NOI $54,515 @ 7.0% cap · market cap 6.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
50%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Under-served
Demand for This Use
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?
Medical Office Space - Shared professional suite with dedicated exam or office rooms and substantial rear parking.
Where is this medical office space located?
The property is located at 9400 S Saginaw Rd Grand Blanc, MI.
What is the asking price?
The asking price for this property is $852,150.
What are key features of this property?
This property features: 3,701 sq ft shared medical office suite; 7–8 exam rooms or offices allocated per tenant; Reception area, support staff workspace, restrooms, and break room
