Remodeled Day Care
For Sale
$450,000
28905 Utica Rd S, Roseville, MI 48066
Ceramic finishes, multiple entrances, garage parking, and a five-room interior define this facility.
Property Size3,700 SF
Price / SF$121.62
Days on Market34
Property Features for 28905 Utica Rd S
General Information
Standard status
Active
Size
3,700 SF
Building Details
Year Built
2024
Year Renovated
2024
Buildings
1
Listing Agency:
Haus Realty Inc.
(586) 709-0808
Listed By:
Joseph Vaglica
Source:
Katie-k
Added: Jul 26
Changed: Aug 28
Last Checked: Aug 25 at 4:57AM
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 Haus Realty Inc.
Investment Insights
Based on property information with market context.
Remodeled in 2024, this day care property offers a storefront presentation with ceramic finishes, one double storefront door, and one single entry door. The interior contains 5 rooms, a full kitchen, and 3 bathrooms. A second-floor office includes its own bathroom and a large storage area, while a rear door provides an additional building entry.
The property at 28905 S Utica Road in Roseville, Michigan, includes a 2-car garage and a large parking lot. The layout is organized around a hallway and multiple large rooms, with separate entry areas serving the interior spaces. These features provide a detailed physical configuration for continued day care use.
The property at 28905 S Utica Road in Roseville, Michigan, includes a 2-car garage and a large parking lot. The layout is organized around a hallway and multiple large rooms, with separate entry areas serving the interior spaces. These features provide a detailed physical configuration for continued day care use.
Key Highlights
- Remodeled in 2024 for day care facilities
- 5 rooms, 1 full kitchen, and 3 bathrooms
- Ceramic storefront with one double door and one single door
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
$27,350
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
6.08%
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%
$547,000
$547.0K
Cap Rate 7%
$390,714
$390.7K
Cap Rate 9%
$303,889
$303.9K
Market Conditions
NOI Build-Up for 3,700 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
$44.4K $12.00/SF
− Vacancy
−$5.3K −$1.44/SF
EGI
$39.1K $10.56/SF
− OpEx
−$11.7K −$3.17/SF
NOI
$27.4K $7.39/SF
Area
Macomb County, MI
Vacancy
12.00%
Lease Rate
$12.00 /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%
$547,000
Cap Rate 7%
$390,714
Cap Rate 9%
$303,889
Alternative Uses
Best Use
Retail
$390.7K
$341.9K – $455.8K
NOI $27,350 @ 7.0% cap · market cap 6.08%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$692.7K
$606.1K – $808.2K
NOI $48,489 @ 7.0% cap · market cap 10.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
475
Businesses Nearby
153k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 49%
Apparel 25%
Dining 23%
Electronics 2%
Marshalls
Apparel
38,378 visits/mo
0.5 miles
Dollar Tree
Shops & Services
18,707 visits/mo
0.5 miles
Speedway
Shops & Services
16,949 visits/mo
0.5 miles
Starbucks
Dining
14,496 visits/mo
0.5 miles
Taco Bell
Dining
11,848 visits/mo
0.4 miles
Demographics for 48066, MI
47,789
Population
22,116
Households
2.2
Avg Household Size
39
Median Age
15%
College-Educated
90%
High-School Grad
9.9 sq mi
ZIP Area
4,827
Density / Sq Mi
$61,222
Median Household Income
$38,978
Median Earnings
$1,175
Median Rent
$142,700
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Roseville KinderCare — 18377 martin rd, roseville, mi 48066
- Mighty Minds & Tiny Friends — 28909 Utica Rd, Roseville, MI 48066
- Bundle Of Scholars — 18536 Twelve Mile Rd, Roseville, MI 48066
- Champions at Michigan Collegiate Elementary — 16911 Eastland St, Roseville, MI 48066
- Bethlehem Lutheran Early Learning Center — 29675 Gratiot Ave, Roseville, MI 48066
Frequently Asked Questions
What type of property is this?
Day care center - Ceramic finishes, multiple entrances, garage parking, and a five-room interior define this facility.
Where is this day care center located?
The property is located at 28905 Utica Rd S Roseville, MI.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Remodeled in 2024 for day care facilities; 5 rooms, 1 full kitchen, and 3 bathrooms; Ceramic storefront with one double door and one single door
