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    Commercial-Zoned Modular Home Title is generated by Realmo AI

    13148 N saginaw Road, Clio, MI 48420

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    Claim this Listing
    Pending
    $160,000

    COMMERCIAL - Clio, MI

    Property size:
    1,127 SF
    Lot size:
    0.83 Acres
    Added:
    Jan 28, 2026
    Days on Market:
    127
    Last Refresh:
    Jun 4 at 9:06 am

    Property Features for 13148 N saginaw Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Off Street
    Standard status
    Pending
    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

    We can help!

    Listing Contact
    Kelsi Long

    Listing agent Kelsi Long License #6501437083

    Listing office Century 21 Signature Realty - Bay City 415 S Euclid Ave, Saginaw, MI

    Listing date Jan 28, 2026

    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.

    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
    • Forced‑air heating with ceiling fan(s) for cooling support
    • Off‑street parking
    • Located on a main thoroughfare with visibility and set back from the road

    Overview

    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.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $16.6k $14.76
    − Vacancy −$932 −$0.83
    EGI $15.7k $13.93
    − OpEx −$7.1k −$6.27
    NOI $8.6k $7.66
    1,127 SF · lease $14.76/SF/yr · vacancy 5.60% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $123.4K
    $108.0K – $144.0K (±1% cap)
    NOI $8,637 @ 7.0% cap · market cap 5.40%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $237.2K
    $207.5K – $276.7K (±1% cap)
    NOI $16,601 @ 7.0% cap · market cap 10.38%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Restaurant Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Storage Facility Bar & Pub

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Clio
    County
    Genesee
    State
    Michigan
    Longitude
    -83.727088
    Latitude
    43.195432

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    FAQs

    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
    (989) 475-5679
    We can help!
    Listing Contact
    Kelsi Long
    Real Estate License ID: 6501437083
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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