Flex Building With Marquee
For Sale
$189,999
3103 Lapeer Road, Port Huron, MI 48060
B3-zoned commercial building supports office, retail, and service-oriented uses.
Property Size2,704 SF
Days on Market12
Property Features for 3103 Lapeer Road
General Information
Standard status
Active
Size
2,704 SF
Total Parking Spaces
14
Property subtype
Commercial
Zoning
B3
Building Details
Building Size
2,704 SF
Year Built
1948
Listing Agency:
Realty Executives Home Towne Chesterfield
(586) 383-9975
Listed By:
Joan Schinderle-King · License #6501292224
Source:
Eliterealtymi
Added: Aug 1
Changed: Aug 2
Last Checked: Aug 12 at 1:03PM
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 Realty Executives Home Towne Chesterfield
Investment Insights
Based on property information with market context.
Built in 1948, this flex property offers a broad, adaptable footprint for office, retail, and service-oriented operations. The building includes 14 parking spaces and a 12'x4' marquee sign for on-site identification. Its B3 zoning supports the range of uses described for the property.
The building is located at 3103 Lapeer Road in Port Huron, directly next to O-Reilly Auto Parts. It previously housed an insurance agency that operated from the property since 1974 and had earlier served as a restaurant, providing a documented commercial operating history and multiple prior use configurations.
The building is located at 3103 Lapeer Road in Port Huron, directly next to O-Reilly Auto Parts. It previously housed an insurance agency that operated from the property since 1974 and had earlier served as a restaurant, providing a documented commercial operating history and multiple prior use configurations.
Key Highlights
- Flex property with a broad, adaptable footprint
- B3 zoning supports office, retail, and service‑oriented uses
- 14 parking spaces
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
$15,843
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
8.34%
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%
$316,860
$316.9K
Cap Rate 7%
$226,329
$226.3K
Cap Rate 9%
$176,033
$176.0K
Market Conditions
NOI Build-Up for 2,704 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
$24.3K $9.00/SF
− Vacancy
−$1.7K −$0.63/SF
EGI
$22.6K $8.37/SF
− OpEx
−$6.8K −$2.51/SF
NOI
$15.8K $5.86/SF
Area
St. Clair County, MI
Vacancy
7.00%
Lease Rate
$9.00 /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%
$316,860
Cap Rate 7%
$226,329
Cap Rate 9%
$176,033
Alternative Uses
Best Use
Retail
$499.3K
$436.9K – $582.6K
NOI $34,954 @ 7.0% cap · market cap 18.40%
Second Best
Flex RnD
$468.0K
$409.5K – $546.0K
NOI $32,757 @ 7.0% cap · market cap 17.24%
Theoretical Best
Multifamily LT 5
$2.03M
$1.78M – $2.37M
NOI $142,294 @ 7.0% cap · market cap 74.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
305
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48060, MI
39,775
Population
18,066
Households
2.2
Avg Household Size
39
Median Age
17%
College-Educated
89%
High-School Grad
20.7 sq mi
ZIP Area
1,921
Density / Sq Mi
$51,342
Median Household Income
$32,017
Median Earnings
$1,005
Median Rent
$152,000
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?
Flex space - B3-zoned commercial building supports office, retail, and service-oriented uses.
Where is this flex space located?
The property is located at 3103 Lapeer Road Port Huron, MI.
What is the asking price?
The asking price for this property is $189,999.
What are key features of this property?
This property features: Flex property with a broad, adaptable footprint; B3 zoning supports office, retail, and service‑oriented uses; 14 parking spaces
