Three Adult Foster Care
For Sale
$369,900
1690 N Center Road, Saginaw, MI 48638
Confidential portfolio sale of three operating adult foster care facilities with shared staffing and included real estate and business.
Property Size4,130 SF
Price / SF$89.56
Days on Market59
Property Features for 1690 N Center Road
General Information
Standard status
Active
Size
4,130 SF
Property subtype
Industrial
Additional Details
Business Included
Yes
Amenities
3
155160
Building Details
Year Built
19
Listing Agency:
EXP Realty Main
(248) 207-6229
Listed By:
Mahmoud Gasama · License #6501323359
(248) 207-6229
Source:
Xome
Added: Jun 12
Changed: Aug 8
Last Checked: Aug 9 at 4:36AM
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 Main
Investment Insights
Based on property information with market context.
Confidential assisted living and healthcare portfolio sale consisting of three operating Adult Foster Care facilities offered together in a single transaction. The offering includes approximately 23–24 licensed beds across the three facilities and approximately 9,570 square feet of improved real estate. The facilities are configured for residential care use and are supported by shared staffing and administrative infrastructure intended to improve operational efficiencies.
The portfolio is located in Saginaw County, Michigan. The sale includes both the real estate and the operating business. Financial information, licensing documentation, occupancy details, and operational information are available to qualified purchasers after execution of a confidentiality agreement and proof of financial capability. Seller preference is to sell all facilities together; do not contact staff, residents, caregivers, or management, and all showings and inquiries must be coordinated through the listing broker.
The portfolio is located in Saginaw County, Michigan. The sale includes both the real estate and the operating business. Financial information, licensing documentation, occupancy details, and operational information are available to qualified purchasers after execution of a confidentiality agreement and proof of financial capability. Seller preference is to sell all facilities together; do not contact staff, residents, caregivers, or management, and all showings and inquiries must be coordinated through the listing broker.
Key Highlights
- Portfolio sale includes three operating Adult Foster Care facilities in Saginaw County, Michigan (sale only; all facilities together).
- Total of approximately 23–24 licensed beds across the three facilities.
- Approximately 9,570 sq ft of improved real estate included with the operating business.
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
$23,241
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
6.28%
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%
$464,820
$464.8K
Cap Rate 7%
$332,014
$332.0K
Cap Rate 9%
$258,233
$258.2K
Market Conditions
NOI Build-Up for 4,130 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
$44.1K $10.68/SF
− Vacancy
−$1.9K −$0.45/SF
EGI
$42.3K $10.23/SF
− OpEx
−$19.0K −$4.60/SF
NOI
$23.2K $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%
$464,820
Cap Rate 7%
$332,014
Cap Rate 9%
$258,233
Alternative Uses
Best Use
Apartment 5plus
$332.0K
$290.5K – $387.4K
NOI $23,241 @ 7.0% cap · market cap 6.28%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$763.0K
$667.7K – $890.2K
NOI $53,413 @ 7.0% cap · market cap 14.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
125
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48638, MI
13,199
Population
6,479
Households
2
Avg Household Size
42
Median Age
36%
College-Educated
95%
High-School Grad
6.5 sq mi
ZIP Area
2,031
Density / Sq Mi
$63,444
Median Household Income
$44,281
Median Earnings
$948
Median Rent
$161,200
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Close to Home Assisted Living — 2160 N Center Rd, Saginaw, MI 48603
Frequently Asked Questions
What type of property is this?
Assisted living facility - Confidential portfolio sale of three operating adult foster care facilities with shared staffing and included real estate and business.
Where is this assisted living facility located?
The property is located at 1690 N Center Road Saginaw, MI.
What is the asking price?
The asking price for this property is $369,900.
What are key features of this property?
This property features: Portfolio sale includes three operating Adult Foster Care facilities in Saginaw County, Michigan (sale only; all facilities together).; Total of approximately 23–24 licensed beds across the three facilities.; Approximately 9,570 sq ft of improved real estate included with the operating business.
