Adult Foster Care Facility
For Sale
Contact for pricing
1610 Gratiot Avenue, Saginaw, MI 48602
For sale licensed AFC portfolio in Saginaw County with three operating facilities across separately licensed locations.
Property Size2,562 SF
Price / SF$117.10
Days on Market55
Property Features for 1610 Gratiot Avenue
General Information
Standard status
Active
Size
2,562 SF
Property subtype
Special Purpose, Business for Sale, Multifamily
Zoning
Residential Special Use
Occupancy
100%
Investment Type
Institutional
Additional Details
Business Included
Yes
Building Details
Year Renovated
2025
Buildings
1
Units
15
Tenancy
Multi
Listing Agency:
Exp Realty
(248) 207-6229
Listed By:
Mahmoud Gasama · License #MI 6501323359
Source:
Crexi
Added: Jun 15
Changed: Aug 8
Last Checked: Aug 8 at 3:32PM
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 Exp Realty
Investment Insights
Based on property information with market context.
This for-sale portfolio consists of three operating Adult Foster Care (AFC) facilities in Saginaw County, Michigan. The offering includes separately licensed locations and established AFC care infrastructure designed for ongoing operational continuity. Licensed capacity includes a 12-bed facility and a 6-bed facility, along with an additional operating location within the portfolio. The facilities share staffing and administration, supporting day-to-day coordination across the group.
The opportunity is presented on a strictly confidential basis. Property addresses, financial statements, licensing records, occupancy information, and additional operational details will be released only after an executed NDA, proof of financial capability, and completion of a buyer qualification review. Interested parties must make confidential inquiries to receive the materials necessary for independent diligence.
This portfolio may align with existing AFC operators, behavioral health providers, assisted living groups, nurse-led or healthcare-focused operators, and investors seeking a multi-facility AFC platform. Because key documentation is provided through the confidential process, prospective buyers should plan to independently verify all operating and revenue information during diligence. Acquirers should also review the proposed flexible acquisition structure and determine how shared staffing and administration fits their operating model.
The opportunity is presented on a strictly confidential basis. Property addresses, financial statements, licensing records, occupancy information, and additional operational details will be released only after an executed NDA, proof of financial capability, and completion of a buyer qualification review. Interested parties must make confidential inquiries to receive the materials necessary for independent diligence.
This portfolio may align with existing AFC operators, behavioral health providers, assisted living groups, nurse-led or healthcare-focused operators, and investors seeking a multi-facility AFC platform. Because key documentation is provided through the confidential process, prospective buyers should plan to independently verify all operating and revenue information during diligence. Acquirers should also review the proposed flexible acquisition structure and determine how shared staffing and administration fits their operating model.
Key Highlights
- Licensed Adult Foster Care (AFC) portfolio for sale in Saginaw County, MI, featuring three operating facilities
- Facilities are separately licensed locations within the same portfolio
- Unit mix includes a 12‑bed and a 6‑bed licensed AFC facility, plus an additional operating location
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
$14,417
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
4.81%
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%
$288,340
$288.3K
Cap Rate 7%
$205,957
$206.0K
Cap Rate 9%
$160,189
$160.2K
Market Conditions
NOI Build-Up for 2,562 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
$27.4K $10.68/SF
− Vacancy
−$1.1K −$0.45/SF
EGI
$26.2K $10.23/SF
− OpEx
−$11.8K −$4.60/SF
NOI
$14.4K $5.63/SF
Area
Saginaw County, MI
Vacancy
4.20%
Lease Rate
$10.68 /SF/Yr
Expense Ratio
45.00%
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%
$288,340
Cap Rate 7%
$205,957
Cap Rate 9%
$160,189
Alternative Uses
Best Use
Apartment 5plus
$206.0K
$180.2K – $240.3K
NOI $14,417 @ 7.0% cap · market cap 4.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$473.3K
$414.2K – $552.2K
NOI $33,134 @ 7.0% cap · market cap 11.04%
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
690
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 48602, MI
27,613
Population
12,286
Households
2.2
Avg Household Size
36
Median Age
15%
College-Educated
83%
High-School Grad
7.8 sq mi
ZIP Area
3,540
Density / Sq Mi
$46,068
Median Household Income
$29,611
Median Earnings
$902
Median Rent
$70,200
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Hoornstra Adult Foster Care Home — 704 S Michigan Ave, Saginaw, MI 48602
- Beacon Harbor Afc — 2026 Division St, Saginaw, MI 48602
- Shiavone Home — 1610 Gratiot Ave, Saginaw, MI 48602
- Harmony Home Health & Hospice (Compassionate Care Hospice) — 1413 Gratiot Ave suite b, Saginaw, MI 48602
Frequently Asked Questions
What type of property is this?
Assisted living facility - For sale licensed AFC portfolio in Saginaw County with three operating facilities across separately licensed locations.
Where is this assisted living facility located?
The property is located at 1610 Gratiot Avenue Saginaw, MI.
What is the asking price?
The asking price for this property is $299,999.
What are key features of this property?
This property features: Licensed Adult Foster Care (AFC) portfolio for sale in Saginaw County, MI, featuring three operating facilities; Facilities are separately licensed locations within the same portfolio; Unit mix includes a 12‑bed and a 6‑bed licensed AFC facility, plus an additional operating location
