Renovated Mixed-Use
New
For Sale
$235,000
1625 Pine Grove Ave, Port Huron, MI 48060
Flexible commercial and residential configuration with separate utility metering and updated interiors.
Property Size2,046 SF
Price / SF$114.86
Days on Market6
Property Features for 1625 Pine Grove Ave
General Information
Standard status
Active
Size
2,046 SF
Total Parking Spaces
2
Property subtype
Investment, Retail
Zoning
C1
Additional Details
Floor
Main Level
Utilities to Site
Yes
Building Details
Building Size
2,046 SF
Buildings
1
Stories
2
Listing Agency:
Kramer Commercial Realty
(810) 531-4090
Listed By:
Korissa Kramer · License #6502386241
(810) 531-4090
Source:
Cpix.resimplifi
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 9 at 10:23AM
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 Kramer Commercial Realty
Investment Insights
Based on property information with market context.
This 2,046 SF mixed-use property combines a renovated commercial area with an updated loft apartment. The main level provides approximately 1,000 SF of commercial space with new flooring, lighting, paint, electrical, and plumbing. The upper level contains a ±900 SF apartment with two bedrooms, one full bathroom, living and dining areas, and a fully updated interior.
Commercial and residential components are separately metered, supporting distinct occupancy arrangements within the building. The property is located on Pine Grove Avenue in Port Huron and carries C1 zoning. Its configuration accommodates retail, office, or service use on the first floor, with residential space above.
Commercial and residential components are separately metered, supporting distinct occupancy arrangements within the building. The property is located on Pine Grove Avenue in Port Huron and carries C1 zoning. Its configuration accommodates retail, office, or service use on the first floor, with residential space above.
Key Highlights
- Approximately 1,000 SF of renovated commercial space
- ±900 SF loft apartment with 2 bedrooms and 1 full bath
- Separate metering for commercial and residential units
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
$14,117
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
6.01%
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%
$282,340
$282.3K
Cap Rate 7%
$201,671
$201.7K
Cap Rate 9%
$156,856
$156.9K
Market Conditions
NOI Build-Up for 2,046 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
$24.6K $12.00/SF
− Vacancy
−$2.0K −$0.96/SF
EGI
$22.6K $11.04/SF
− OpEx
−$8.5K −$4.14/SF
NOI
$14.1K $6.90/SF
Area
St. Clair County, MI
Vacancy
8.00%
Lease Rate
$12.00 /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%
$282,340
Cap Rate 7%
$201,671
Cap Rate 9%
$156,856
Alternative Uses
Best Use
Apartment 5plus
$1.42M
$1.24M – $1.65M
NOI $99,138 @ 7.0% cap · market cap 42.19%
Second Best
Retail
$377.8K
$330.6K – $440.8K
NOI $26,448 @ 7.0% cap · market cap 11.25%
Theoretical Best
Multifamily LT 5
$1.54M
$1.35M – $1.79M
NOI $107,668 @ 7.0% cap · market cap 45.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
416
Businesses Nearby
Explore this area
Business Placement
Demographics for 48060, MI
39,775
Population
18,066
Households
2.2
Avg Household Size
39
Median Age
17%
College-Educated
89%
High-School Grad
20.7 sq mi
ZIP Area
1,921
Density / Sq Mi
$51,342
Median Household Income
$32,017
Median Earnings
$1,005
Median Rent
$152,000
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial and residential configuration with separate utility metering and updated interiors.
Where is this mixed-use property located?
The property is located at 1625 Pine Grove Ave Port Huron, MI.
What is the asking price?
The asking price for this property is $235,000.
What are key features of this property?
This property features: Approximately 1,000 SF of renovated commercial space; ±900 SF loft apartment with 2 bedrooms and 1 full bath; Separate metering for commercial and residential units
