Mixed-Use Property with Existing
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For Sale
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3041 REEDER RD, Clarkston, MI 48346
The property includes an existing structure and carries C-2, O-1, and R-1A zoning.
Property Size7,600 SF
Price / SF$58.55
Days on Market6
Property Features for 3041 REEDER RD
General Information
Standard status
Active
Size
7,600 SF
Class
B
Property subtype
Retail, Mixed Use
Zoning
C-2, O-1, R-1A
Investment Type
Value Add
Building Details
Year Built
1979
Year Renovated
2004
Buildings
1
Stories
1
Units
1
Listing Agency:
3DX Real Estate
Listed By:
Joseph Ayers · License #379291
Source:
Crexi
Added: Aug 6
Changed: Aug 10
Last Checked: Aug 10 at 7:51AM
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 3DX Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property includes an existing structure built in 1979. The site carries C-2, O-1, and R-1A zoning, providing multiple designated land-use classifications associated with the property.
Located at 3041 Reeder Rd in Clarkston, Michigan, the property is offered for sale. Any zoning, lot split, land use, or development determinations should be independently verified with the appropriate local municipality.
Located at 3041 Reeder Rd in Clarkston, Michigan, the property is offered for sale. Any zoning, lot split, land use, or development determinations should be independently verified with the appropriate local municipality.
Key Highlights
- Existing structure built in 1979
- C‑2, O‑1, and R‑1A zoning
- Located at 3041 Reeder Rd, Clarkston, MI
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
$26,163
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
5.88%
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%
$523,260
$523.3K
Cap Rate 7%
$373,757
$373.8K
Cap Rate 9%
$290,700
$290.7K
Market Conditions
NOI Build-Up for 7,600 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
$45.6K $6.00/SF
− Vacancy
−$10.7K −$1.41/SF
EGI
$34.9K $4.59/SF
− OpEx
−$8.7K −$1.15/SF
NOI
$26.2K $3.44/SF
Area
Oakland County, MI
Vacancy
23.50%
Lease Rate
$6.00 /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%
$523,260
Cap Rate 7%
$373,757
Cap Rate 9%
$290,700
Alternative Uses
Best Use
Retail
$1.17M
$1.02M – $1.36M
NOI $81,779 @ 7.0% cap · market cap 18.38%
Second Best
Mixed Use
$1.10M
$961.9K – $1.28M
NOI $76,950 @ 7.0% cap · market cap 17.29%
Theoretical Best
Specialty Retail
$1.64M
$1.43M – $1.91M
NOI $114,748 @ 7.0% cap · market cap 25.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
63
Businesses Nearby
Explore this area
Business Placement
Demographics for 48346, MI
23,058
Population
10,157
Households
2.3
Avg Household Size
42
Median Age
41%
College-Educated
95%
High-School Grad
18.1 sq mi
ZIP Area
1,274
Density / Sq Mi
$97,857
Median Household Income
$49,935
Median Earnings
$1,360
Median Rent
$295,200
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - The property includes an existing structure and carries C-2, O-1, and R-1A zoning.
Where is this mixed-use property located?
The property is located at 3041 REEDER RD Clarkston, MI.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: Existing structure built in 1979; C‑2, O‑1, and R‑1A zoning; Located at 3041 Reeder Rd, Clarkston, MI
