Corner Lot Office
For Sale
$159,900
1726 W Michigan Avenue, Battle Creek, MI 49037
Four office suites with separate locks on a highly visible corner lot, zoned T3.
Property Size960 SF
Price / SF$166.56
Days on Market113
Property Features for 1726 W Michigan Avenue
General Information
Standard status
Active
Size
960 SF
Property subtype
Business Opportunity
Zoning
T3
Lease Term
Cash, Conventional
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
4
Taxes and HOA fees
Annual Taxes
$2,189
Building Details
Building Size
960 SF
Year Built
1963
Buildings
1
Units
4
Listing Agency:
Chuck Jaqua, REALTOR
(269) 532-5228
Listed By:
Amy R Kraft
(269) 532-5228
Source:
Sabudarealty
Added: Apr 22
Changed: Aug 8
Last Checked: Aug 11 at 2:31PM
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 Chuck Jaqua, REALTOR
Investment Insights
Based on property information with market context.
This corner-lot office property includes a 960 SF building with four suites, each with separate locks, plus a half bath and kitchenette areas. The suites feature various sink locations and layouts to accommodate different needs, and the property also includes a stackable washer/dryer. Interior finishes include professional tile throughout and neutral paint, creating a flexible space for a range of office uses. The building received a new roof in 2023 and a new water heater in 2024.
The property sits along the M-89/W Michigan Ave corridor, with 100 ft of frontage, linking Battle Creek to Richland and Augusta. The entire side lot is included under one tax parcel ID, and the additional 126 ft of frontage on Broadway Blvd provides convenient driveway access to the newly repaved parking lot in 2025.
Classed 201 Commercial-Improved and zoned T3, the building was constructed in 1963, offering a compact, multi-suite office setup on a prominent corner location.
The property sits along the M-89/W Michigan Ave corridor, with 100 ft of frontage, linking Battle Creek to Richland and Augusta. The entire side lot is included under one tax parcel ID, and the additional 126 ft of frontage on Broadway Blvd provides convenient driveway access to the newly repaved parking lot in 2025.
Classed 201 Commercial-Improved and zoned T3, the building was constructed in 1963, offering a compact, multi-suite office setup on a prominent corner location.
Key Highlights
- 960 SF office building with four suites, each with separate locks
- 100 ft of frontage on the M‑89/W Michigan Ave corridor
- Additional 126 ft frontage on Broadway Blvd with convenient driveway access
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
$10,576
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
6.61%
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%
$211,520
$211.5K
Cap Rate 7%
$151,086
$151.1K
Cap Rate 9%
$117,511
$117.5K
Market Conditions
NOI Build-Up for 960 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
$16.4K $17.04/SF
− Vacancy
−$2.3K −$2.35/SF
EGI
$14.1K $14.69/SF
− OpEx
−$3.5K −$3.67/SF
NOI
$10.6K $11.02/SF
Area
Calhoun County, MI
Vacancy
13.80%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
25.00%
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%
$211,520
Cap Rate 7%
$151,086
Cap Rate 9%
$117,511
Alternative Uses
Best Use
Office B
$151.1K
$132.2K – $176.3K
NOI $10,576 @ 7.0% cap · market cap 6.61%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$11.39M
$9.96M – $13.29M
NOI $797,150 @ 7.0% cap · market cap 498.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
74
Businesses Nearby
Explore this area
Business Placement
Demographics for 49037, MI
21,427
Population
9,971
Households
2.1
Avg Household Size
37
Median Age
12%
College-Educated
88%
High-School Grad
19.3 sq mi
ZIP Area
1,110
Density / Sq Mi
$42,598
Median Household Income
$32,024
Median Earnings
$843
Median Rent
$90,600
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Four office suites with separate locks on a highly visible corner lot, zoned T3.
Where is this office units located?
The property is located at 1726 W Michigan Avenue Battle Creek, MI.
What is the asking price?
The asking price for this property is $159,900.
What are key features of this property?
This property features: 960 SF office building with four suites, each with separate locks; 100 ft of frontage on the M‑89/W Michigan Ave corridor; Additional 126 ft frontage on Broadway Blvd with convenient driveway access
