Shopping Center with
For Sale
$10,000,000
210 W Carleton Road, Hillsdale, MI 49242
Well-maintained shopping center with 250 parking spaces, two loading docks, and a roof replaced in 2019.
Property Size46,000 SF
Lot Size7.04 Acres
Price / SF$217.39
Days on Market28
Property Features for 210 W Carleton Road
General Information
Standard status
Active
Size
46,000 SF
Total Parking Spaces
250
Lot size
7.04 Acres
Property subtype
Business Opportunities
Additional Details
Traffic Count
13,000 vehicles/day
Dock-High Doors
2
Amenities
3
Rubber
4613762053283
Building Details
Year Built
1973
Listing Agency:
ERA Reardon Realty, L.L.C.
(517) 414-4461
Listed By:
Brittany Ostrowski · License #6501397335
(517) 414-4461
Source:
Xome
Added: Jul 12
Changed: Aug 8
Last Checked: Aug 8 at 4:18AM
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 ERA Reardon Realty, L.L.C.
Investment Insights
Based on property information with market context.
This shopping center totals 46,000 square feet on 7.04 acres, offering a mix of currently leased space and a large contiguous area for a new concept. Approximately 6,000 square feet is leased to established franchise tenants, while nearly 40,000 square feet of contiguous space is available. A brand-new bar is located at the center of the available space.
The property is positioned on Hillsdale’s premier retail and commercial corridor within the City of Hudson, with easy access and visibility supported by more than 13,000 vehicles passing daily. On-site amenities include 250 parking spaces and two loading docks, supporting both tenant operations and customer traffic.
The building is described as well-maintained, including a roof replacement in 2019, and the offering includes MLS #26035609 and MLS #25052623 attached in the documents.
The property is positioned on Hillsdale’s premier retail and commercial corridor within the City of Hudson, with easy access and visibility supported by more than 13,000 vehicles passing daily. On-site amenities include 250 parking spaces and two loading docks, supporting both tenant operations and customer traffic.
The building is described as well-maintained, including a roof replacement in 2019, and the offering includes MLS #26035609 and MLS #25052623 attached in the documents.
Key Highlights
- 7.04‑acre shopping center with 46,000 sq ft total building area
- Over 13,000 vehicles pass daily; easy access and 250 parking spaces
- Two loading docks plus rubber roof replaced in 2019
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
$511,629
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
5.12%
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%
$10,232,580
$10.2M
Cap Rate 7%
$7,308,986
$7.3M
Cap Rate 9%
$5,684,767
$5.7M
Market Conditions
NOI Build-Up for 46,000 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
$712.1K $15.48/SF
− Vacancy
−$29.9K −$0.65/SF
EGI
$682.2K $14.83/SF
− OpEx
−$170.5K −$3.71/SF
NOI
$511.6K $11.12/SF
Area
Hillsdale County, MI
Vacancy
4.20%
Lease Rate
$15.48 /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%
$10,232,580
Cap Rate 7%
$7,308,986
Cap Rate 9%
$5,684,767
Alternative Uses
Best Use
Specialty Retail
$7.31M
$6.40M – $8.53M
NOI $511,629 @ 7.0% cap · market cap 5.12%
Second Best
Retail
$3.81M
$3.33M – $4.44M
NOI $266,616 @ 7.0% cap · market cap 2.67%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Dock-high doors
13,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
488
Businesses Nearby
87k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 57%
Groceries 26%
Shops & Services 9%
Beauty & Spa 3%
Kroger
Groceries
23,014 visits/mo
0.2 miles
McDonald's
Dining
21,479 visits/mo
0.1 miles
Burger King
Dining
8,685 visits/mo
0.1 miles
BIGGBY COFFEE
Dining
8,287 visits/mo
0.0 miles
Kroger Fuel Center
Shops & Services
6,060 visits/mo
0.3 miles
Demographics for 49242, MI
14,812
Population
6,687
Households
2.2
Avg Household Size
38
Median Age
25%
College-Educated
93%
High-School Grad
90.6 sq mi
ZIP Area
163
Density / Sq Mi
$57,813
Median Household Income
$28,886
Median Earnings
$770
Median Rent
$182,900
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Shopping center - Well-maintained shopping center with 250 parking spaces, two loading docks, and a roof replaced in 2019.
Where is this shopping center located?
The property is located at 210 W Carleton Road Hillsdale, MI.
What is the asking price?
The asking price for this property is $10,000,000.
What are key features of this property?
This property features: 7.04‑acre shopping center with 46,000 sq ft total building area; Over 13,000 vehicles pass daily; easy access and 250 parking spaces; Two loading docks plus rubber roof replaced in 2019
