Multi-Building Wedding and Storage
For Sale
$1,150,000
14130 N Saginaw Road, Clio, MI 48420
Three buildings on 4+ acres operate as a wedding venue and storage facility with recent HVAC, plumbing, and window upgrades.
Property Size11,290 SF
Lot Size4.00 Acres
Days on Market124
Property Features for 14130 N Saginaw Road
General Information
Standard status
Active
Size
11,290 SF
Lot size
4.00 Acres
Property subtype
Commercial
Additional Details
Business Included
Yes
Building Details
Building Size
11,290 SF
Year Built
1975
Listing Agency:
Piper Realty Company
Listed By:
Timothy Sarver
(810) 767-4890
Source:
Irishhillsfivestarhomes
Added: May 9
Changed: Sep 8
Last Checked: Sep 8 at 4:23AM
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 Piper Realty Company
Investment Insights
Based on property information with market context.
This multi-building property spans 4+ acres and includes three separate buildings currently operating as a wedding venue and storage facility. The property has major improvements completed, including new HVAC systems, new plumbing throughout, new windows, and functional layouts intended for operation or multi-tenant use.
The expansive grounds are sized to support large-scale events, with ample parking and outdoor storage for additional flexibility in day-to-day use. The property also offers space for additional structures and potential commercial or industrial redevelopment, depending on a buyer’s goals.
With multiple income paths already in place through the wedding venue and storage operations, this site is built to support both current usage and future expansion opportunities on the same parcel.
The expansive grounds are sized to support large-scale events, with ample parking and outdoor storage for additional flexibility in day-to-day use. The property also offers space for additional structures and potential commercial or industrial redevelopment, depending on a buyer’s goals.
With multiple income paths already in place through the wedding venue and storage operations, this site is built to support both current usage and future expansion opportunities on the same parcel.
Key Highlights
- 4+ acres with 3 separate buildings operating as a wedding venue and storage facility
- Recent upgrades include new HVAC systems, new plumbing throughout, and new windows
- Property includes functional layouts for operation or multi‑tenant use
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
$77,645
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
6.75%
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%
$1,552,900
$1.6M
Cap Rate 7%
$1,109,214
$1.1M
Cap Rate 9%
$862,722
$862.7K
Market Conditions
NOI Build-Up for 11,290 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
$101.6K $9.00/SF
− Vacancy
−$10.3K −$0.91/SF
EGI
$91.3K $8.09/SF
− OpEx
−$13.7K −$1.21/SF
NOI
$77.6K $6.88/SF
Area
Genesee County, MI
Vacancy
10.10%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,552,900
Cap Rate 7%
$1,109,214
Cap Rate 9%
$862,722
Alternative Uses
Best Use
Warehouse
$1.11M
$970.6K – $1.29M
NOI $77,645 @ 7.0% cap · market cap 6.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.38M
$2.08M – $2.77M
NOI $166,300 @ 7.0% cap · market cap 14.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
29
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
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Wedding venue - Three buildings on 4+ acres operate as a wedding venue and storage facility with recent HVAC, plumbing, and window upgrades.
Where is this wedding venue located?
The property is located at 14130 N Saginaw Road Clio, MI.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 4+ acres with 3 separate buildings operating as a wedding venue and storage facility; Recent upgrades include new HVAC systems, new plumbing throughout, and new windows; Property includes functional layouts for operation or multi‑tenant use
