Mixed-Use Building with
For Sale
$950,000
133 Mason Street, Saugatuck, MI 49453
Commercial Sale, Saugatuck, MI
Property Size3,690 SF
Lot Size0.03 Acres
Price / SF$257.45
Days on Market220
Property Features for 133 Mason Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Basement, Bathroom 2, Bathroom 1
Elementary school district
Saugatuck-Douglas
Middle school district
Saugatuck-Douglas
High school district
Saugatuck-Douglas
Directions
Blue Star Hwy to Lake St, north on Lake St, then north on Butler St, west on Mason St to property.
Standard status
Active
APN
57-300-178-10
Size
3,690 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
see attached
Tax Annual Amount
10188
Legal Description
see attached
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Wall Unit(s)
Amenities
in-unit laundry
gas fireplace
private deck
Building Details
Year built
1908
Floors in Building
4
Number of units
2
Building materials
Wood Siding
Roof type
Composition
Listing Agency:
Coldwell Banker Woodland Schmidt · Coldwell Banker Real Estate
(616) 396-5221
Listed By:
The Jim and Bernie Team · License #6506041602
(616) 355-3650
Added: Feb 5
Changed: Sep 12
Last Checked: Sep 13 at 6:06PM
MLS# 26004292
Copyright © 2026 Michigan Regional Information Center, LLC. 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 3,690-square-foot mixed-use property combines commercial space with a private-entry residential apartment. The main and lower levels contain approximately 2,300 square feet of commercial area under C-1 zoning. The upper floors provide a one-bedroom, one-and-a-half-bath apartment with an open layout, in-unit laundry, gas fireplace, private deck, and water views from the bedroom.
Built in 1908, the property has wood siding, forced-air heating, wall-unit cooling, a composition roof, and cable availability. Its 0.03-acre site is located in downtown Saugatuck at 133 Mason Street, near the waterfront and neighboring Kilwins and Pumpernickles. The combined commercial and residential configuration accommodates a range of ownership and occupancy arrangements.
Built in 1908, the property has wood siding, forced-air heating, wall-unit cooling, a composition roof, and cable availability. Its 0.03-acre site is located in downtown Saugatuck at 133 Mason Street, near the waterfront and neighboring Kilwins and Pumpernickles. The combined commercial and residential configuration accommodates a range of ownership and occupancy arrangements.
Key Highlights
- 3,690 SF mixed‑use building on a 0.03‑acre site
- Approximately 2,300 sq. ft. of commercial space on the main and lower levels
- C‑1 zoning for the commercial area
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
$38,305
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
4.03%
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%
$766,100
$766.1K
Cap Rate 7%
$547,214
$547.2K
Cap Rate 9%
$425,611
$425.6K
Market Conditions
NOI Build-Up for 3,690 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
$57.1K $15.48/SF
− Vacancy
−$2.4K −$0.65/SF
EGI
$54.7K $14.83/SF
− OpEx
−$16.4K −$4.45/SF
NOI
$38.3K $10.38/SF
Area
Allegan 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%
$766,100
Cap Rate 7%
$547,214
Cap Rate 9%
$425,611
Alternative Uses
Best Use
Retail
$547.2K
$478.8K – $638.4K
NOI $38,305 @ 7.0% cap · market cap 4.03%
Second Best
Mixed Use
$203.8K
$178.3K – $237.7K
NOI $14,264 @ 7.0% cap · market cap 1.50%
Theoretical Best
Hotel Hospitality
$34.65M
$30.32M – $40.43M
NOI $2,425,704 @ 7.0% cap · market cap 255.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
452
Businesses Nearby
4k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 81%
Dining 19%
Glik's
Apparel
2,994 visits/mo
0.1 miles
Kilwin's
Dining
689 visits/mo
0.1 miles
Demographics for 49453, MI
2,950
Population
2,113
Households
1.4
Avg Household Size
53
Median Age
52%
College-Educated
98%
High-School Grad
10.4 sq mi
ZIP Area
284
Density / Sq Mi
$101,250
Median Household Income
$49,970
Median Earnings
$766
Median Rent
$487,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Separate commercial and residential spaces support flexible ownership, leasing, or live-work use with C-1-zoned commercial area.
Where is this mixed-use property located?
The property is located at 133 Mason Street Saugatuck, MI.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 3,690 SF mixed‑use building on a 0.03‑acre site; Approximately 2,300 sq. ft. of commercial space on the main and lower levels; C‑1 zoning for the commercial area
