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    Retail Plaza with Strong Tenant Mix Title is generated by Realmo AI

    325 Railroad Street, Hudson, MI 49247

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    Claim this Listing
    For Sale
    $7,000,000

    COMMERCIAL - Hudson, MI

    Property size:
    56,000 SF
    Lot size:
    5.05 Acres
    Price / SF:
    $125/SF
    Added:
    Oct 13, 2025
    Days on Market:
    216
    Last Refresh:
    May 16 at 7:06 pm

    Property Features for 325 Railroad Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    6
    Rooms
    Bathroom 5, Bathroom 2, Bathroom 1, Bathroom 6, Bathroom 3, Bathroom 4
    Standard status
    Active
    APN
    XH0-118-3670-00, plus 8 more
    Size
    56,000 SF
    Lot size
    5.05 Acres

    Taxes and HOA fees

    Tax Year
    25
    Tax Description
    Please see agent remarks, this includes 9 tax ids.
    Tax Annual Amount
    53507

    Utilities

    Utilities
    Electricity Available
    Heating system
    Forced Air

    Building Details

    Year built
    1970
    Floors in Building
    1
    Number of units
    8
    Roof type
    Rubber

    We can help!

    Listing Contact
    Brittany Ostrowski

    Listing agent Brittany Ostrowski License #6501397335

    Listing office ERA Reardon Realty, L.L.C. 910 N West Ave, Jackson, MI

    Listing date Oct 13, 2025

    MLS# 25052623

    Copyright © 2026 Michigan Regional Information Center, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Strong tenant mix anchored by a well‑established grocery store, ensuring consistent customer flow.
    • Proven income‑producing asset with growth potential in a thriving community.
    • Excellent visibility and accessibility at a highly visible intersection.
    • Reputable national and regional brands as tenants.
    • Meticulously maintained property with a new roof installed in 2016 and a major remodel in 2006.
    • Ample on‑site parking with over 200 spaces and a convenient loading dock.

    Overview

    Bob's Market House is a 59,000 square-foot retail plaza featuring a strong tenant mix and excellent visibility. Located in a thriving community with steady foot traffic and limited competition, the property offers a proven income stream with growth potential. The plaza is anchored by a well-established grocery store, the only full-service market within miles, ensuring consistent customer flow and strong tenant performance. The grocery store includes complementary businesses such as Biggby Coffee, Hungry Howie's Pizza, Ace Hardware, and a fully stocked pharmacy. Other tenants include County National Bank and Athletico Physical Therapy. A 2,700 sq. ft. unit is currently available for lease. The building underwent a major remodel in 2006 and features a new roof installed in 2016, a convenient loading dock, and ample on-site parking with over 200 spaces. The location benefits from excellent road frontage at one of the area's most visible intersections, ensuring consistent exposure and accessibility. The property is situated on a 5.05-acre lot. This retail center offers investors the opportunity to acquire a strong-performing asset in a growing market.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $6.46M
    NOI $581,330 @ 9.00% cap · cautious / downside scenario
    Moderate
    $8.30M
    NOI $581,330 @ 7.00% cap · market / base-case scenario
    Aggressive
    $11.63M
    NOI $581,330 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Retail

    Component $ $/SF
    Gross rent $866.9k $15.48
    − Vacancy −$36.4k −$0.65
    EGI $830.5k $14.83
    − OpEx −$249.1k −$4.45
    NOI $581.3k $10.38
    56,000 SF · lease $15.48/SF/yr · vacancy 4.20% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $8.30M
    $7.27M – $9.69M (±1% cap)
    NOI $581,330 @ 7.0% cap · market cap 8.30%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Multifamily LT 5
    $694.78M
    $607.94M – $810.58M (±1% cap)
    NOI $48,634,919 @ 7.0% cap · market cap 694.78%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Shopping centers

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Coinstar Kiosk | Bitcoin ATM — Bob's Market House, 325 Railroad St, Hudson, MI 49247

    Location Insight

    • Map
    • Local Demand
    City
    Hudson
    County
    Lenawee
    State
    Michigan
    Longitude
    -84.356754
    Latitude
    41.856251

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    FAQs

    What type of property is this?
    Shopping center - Impeccably maintained retail plaza with excellent visibility and long-term stability.
    Where is this shopping center located?
    The property is located at 325 Railroad Street Hudson, MI.
    What is the asking price?
    The asking price for this property is $7,000,000.
    What are key features of this property?
    This property features: Strong tenant mix anchored by a well‑established grocery store, ensuring consistent customer flow.; Proven income‑producing asset with growth potential in a thriving community.; Excellent visibility and accessibility at a highly visible intersection.
    (517) 414-4461
    We can help!
    Listing Contact
    Brittany Ostrowski
    Real Estate License ID: 6501397335
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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