Corner Retail and Medical Office
For Sale
Contact for pricing
1880-1898 W Stadium Blvd, Ann Arbor, MI 48103
Corner property with first-floor suites featuring direct entries and available building signage.
Property Size22,293 SF
Price / SF$201.86
Days on Market416
Property Features for 1880-1898 W Stadium Blvd
General Information
Standard status
Active
Size
22,293 SF
Property subtype
RETAIL
Amenities
building signage available
Listing Agency:
Hanna Commercial Real Estate | Ann Arbor
(734) 222-0418
Listed By:
David Mrachko · License #SAL.2012003123
(216) 214-1197
Source:
Moodyscre
Added: Jul 22, 2025
Changed: Sep 9
Last Checked: Sep 10 at 8:03AM
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 Hanna Commercial Real Estate | Ann Arbor
Investment Insights
Based on property information with market context.
This high-profile mixed retail/office/medical property features first-floor spaces with direct suite entry. The building signage is available, supporting visible branding for businesses operating from the ground level.
The asset is located on a corner with a traffic signal, which can support convenient access and prominent street exposure for occupants and customers.
With a combination of retail, office, and medical office space, the building offers flexible in-building options for users seeking ground-floor direct entry convenience.
The asset is located on a corner with a traffic signal, which can support convenient access and prominent street exposure for occupants and customers.
With a combination of retail, office, and medical office space, the building offers flexible in-building options for users seeking ground-floor direct entry convenience.
Key Highlights
- High‑profile retail/office/medical property
- Corner location with a traffic signal
- First‑floor suites with direct suite entry
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
$264,038
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
5.87%
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%
$5,280,760
$5.3M
Cap Rate 7%
$3,771,971
$3.8M
Cap Rate 9%
$2,933,756
$2.9M
Market Conditions
NOI Build-Up for 22,293 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
$401.3K $18.00/SF
− Vacancy
−$24.1K −$1.08/SF
EGI
$377.2K $16.92/SF
− OpEx
−$113.2K −$5.08/SF
NOI
$264.0K $11.84/SF
Area
Ann Arbor, MI
Vacancy
6.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$5,280,760
Cap Rate 7%
$3,771,971
Cap Rate 9%
$2,933,756
Alternative Uses
Best Use
Retail
$3.77M
$3.30M – $4.40M
NOI $264,038 @ 7.0% cap · market cap 5.87%
Second Best
Office B
$3.58M
$3.13M – $4.17M
NOI $250,455 @ 7.0% cap · market cap 5.57%
Theoretical Best
Office A
$4.92M
$4.31M – $5.74M
NOI $344,646 @ 7.0% cap · market cap 7.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
728
Businesses Nearby
Explore this area
Business Placement
Demographics for 48103, MI
55,605
Population
25,511
Households
2.2
Avg Household Size
40
Median Age
75%
College-Educated
97%
High-School Grad
66.5 sq mi
ZIP Area
836
Density / Sq Mi
$115,513
Median Household Income
$65,698
Median Earnings
$1,760
Median Rent
$455,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Retail space - Corner property with first-floor suites featuring direct entries and available building signage.
Where is this retail space located?
The property is located at 1880-1898 W Stadium Blvd Ann Arbor, MI.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: High‑profile retail/office/medical property; Corner location with a traffic signal; First‑floor suites with direct suite entry
