Commercial-Zoned Modular
For Sale
$160,000
13148 N saginaw Road, Clio, MI 48420
COM/IND/BUS OPP, Clio, MI
Property Size1,127 SF
Lot Size0.83 Acres
Price / SF$141.97
Days on Market219
Property Features for 13148 N saginaw Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Off Street
Lot features
Main Street, Residential Area, Rural
Subdivision
Vienna Twp (25017)
Standard status
Active
APN
18-11-300-017
Size
1,127 SF
Lot size
0.83 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
1048
Utilities
Heating system
Forced Air
Cooling system
Ceiling Fan(s)
Water source
Private
Building Details
Year built
1979
Listing Agency:
Century 21 Signature Realty - Bay City · Century 21 Real Estate
(989) 686-4500
Listed By:
Kelsi Long · License #6501437083
(989) 475-5679
Added: Jan 28
Changed: Sep 2
Last Checked: Sep 4 at 6:06AM
MLS# 50198362
Copyright © 2026 Multiple Listing Service MiRealSource. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This for-sale modular home offers 3 bedrooms and 1.5 bathrooms on a lot of 0.83 acres. The property is described as commercial-zoned while also being eligible for residential financing, based on confirmation with a lender arranged through the listing agent. The home’s site benefits from a setting that sits back from the roadway, while still being visible from a main thoroughfare. Well and septic inspections have been completed and passed.
The property is located along a main thoroughfare and is positioned to provide both accessibility and reduced day-to-day traffic noise. It is noted to be surrounded by neighboring homes, giving the area a more residential feel even though the zoning supports commercial use.
For buyers or operators, the combination of commercial zoning and an existing residence can support a range of plans, including occupying the home while pursuing business use consistent with applicable requirements and approvals. Because the property’s financing eligibility is lender-dependent and subject to confirmation, interested parties should coordinate with the listing agent and their preferred lender to understand the available options.
The property is located along a main thoroughfare and is positioned to provide both accessibility and reduced day-to-day traffic noise. It is noted to be surrounded by neighboring homes, giving the area a more residential feel even though the zoning supports commercial use.
For buyers or operators, the combination of commercial zoning and an existing residence can support a range of plans, including occupying the home while pursuing business use consistent with applicable requirements and approvals. Because the property’s financing eligibility is lender-dependent and subject to confirmation, interested parties should coordinate with the listing agent and their preferred lender to understand the available options.
Key Highlights
- 3‑bedroom, 1.5‑bath home on nearly 1 acre with commercial zoning
- Well and septic inspections completed and passed
- Modular home built in 1979
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
$10,777
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
6.74%
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%
$215,540
$215.5K
Cap Rate 7%
$153,957
$154.0K
Cap Rate 9%
$119,744
$119.7K
Market Conditions
NOI Build-Up for 1,127 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
$20.3K $18.00/SF
− Vacancy
−$3.0K −$2.70/SF
EGI
$17.2K $15.30/SF
− OpEx
−$6.5K −$5.74/SF
NOI
$10.8K $9.56/SF
Area
Genesee County, MI
Vacancy
15.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$215,540
Cap Rate 7%
$153,957
Cap Rate 9%
$119,744
Alternative Uses
Best Use
Mixed Use
$154.0K
$134.7K – $179.6K
NOI $10,777 @ 7.0% cap · market cap 6.74%
Second Best
Apartment 5plus
$123.4K
$108.0K – $144.0K
NOI $8,637 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$237.2K
$207.5K – $276.7K
NOI $16,601 @ 7.0% cap · market cap 10.38%
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
37
Businesses Nearby
Explore this area
Business Placement
Demographics for 48420, MI
21,771
Population
9,136
Households
2.4
Avg Household Size
45
Median Age
18%
College-Educated
91%
High-School Grad
66.4 sq mi
ZIP Area
328
Density / Sq Mi
$63,427
Median Household Income
$40,420
Median Earnings
$797
Median Rent
$177,800
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Single family property - 3-bedroom, 1.5-bath modular home on a main thoroughfare with passed well and septic inspections, set back for privacy.
Where is this single family property located?
The property is located at 13148 N saginaw Road Clio, MI.
What is the asking price?
The asking price for this property is $160,000.
What are key features of this property?
This property features: 3‑bedroom, 1.5‑bath home on nearly 1 acre with commercial zoning; Well and septic inspections completed and passed; Modular home built in 1979
