Multi-Building Flex
For Sale
$550,000
3350-3356 Lapeer Rd, Port Huron, MI 48060
Four-building commercial property combines retail, service, office, storage, and workshop capabilities along Lapeer Road.
Property Size12,110 SF
Price / SF$45.42
Days on Market274
Property Features for 3350-3356 Lapeer Rd
General Information
Standard status
Active
Size
12,110 SF
Property subtype
Industrial
Amenities
3
Flat
114247
Building Details
Year Built
1964
Buildings
4
Tenancy
Multi
Listing Agency:
Pilot Property Group - Residential LLC
(586) 873-5419
Listed By:
Anthony Rubino · License #6502425251
(586) 873-5419
Source:
Xome
Added: Dec 1, 2025
Changed: Aug 31
Last Checked: Aug 31 at 2:56PM
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 Pilot Property Group - Residential LLC
Investment Insights
Based on property information with market context.
This flex-space property at 3350-3356 Lapeer Rd in Port Huron Township includes four separate buildings totaling 12,110 square feet. The improvements provide a mix of retail, service, office, storage, and workshop space. Building 1 contains a 2,340-square-foot service garage with a retail storefront. Building 2 is a two-story, 4,260-square-foot structure with space suited to office, retail, or mixed-use functions. Building 3 adds a 2,030-square-foot retail area, while Building 4 is a 3,480-square-foot heated utility building with radiant heat for storage, workshop, or light industrial use.
Building 1, the upper level of Building 2, and Building 4 are occupied; Building 3 is vacant. The property is positioned along Lapeer Road in Port Huron Township, providing a combination of varied commercial improvements and multiple occupancy configurations. Built in 1964, the site supports users seeking interconnected retail, service, office, and utility functions within one property.
Building 1, the upper level of Building 2, and Building 4 are occupied; Building 3 is vacant. The property is positioned along Lapeer Road in Port Huron Township, providing a combination of varied commercial improvements and multiple occupancy configurations. Built in 1964, the site supports users seeking interconnected retail, service, office, and utility functions within one property.
Key Highlights
- 12,110 total square feet across four separate commercial buildings
- 2,340‑square‑foot service garage with retail storefront
- Two‑story, 4,260‑square‑foot building with office, retail, or mixed‑use space
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
$41,689
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
7.58%
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%
$833,780
$833.8K
Cap Rate 7%
$595,557
$595.6K
Cap Rate 9%
$463,211
$463.2K
Market Conditions
NOI Build-Up for 12,110 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
$72.7K $6.00/SF
− Vacancy
−$17.1K −$1.41/SF
EGI
$55.6K $4.59/SF
− OpEx
−$13.9K −$1.15/SF
NOI
$41.7K $3.44/SF
Area
St. Clair 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%
$833,780
Cap Rate 7%
$595,557
Cap Rate 9%
$463,211
Alternative Uses
Best Use
Retail
$2.24M
$1.96M – $2.61M
NOI $156,545 @ 7.0% cap · market cap 28.46%
Second Best
Flex RnD
$2.10M
$1.83M – $2.45M
NOI $146,703 @ 7.0% cap · market cap 26.67%
Theoretical Best
Multifamily LT 5
$9.10M
$7.97M – $10.62M
NOI $637,272 @ 7.0% cap · market cap 115.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
Balanced
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 - Four-building commercial property combines retail, service, office, storage, and workshop capabilities along Lapeer Road.
Where is this flex space located?
The property is located at 3350-3356 Lapeer Rd Port Huron, MI.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 12,110 total square feet across four separate commercial buildings; 2,340‑square‑foot service garage with retail storefront; Two‑story, 4,260‑square‑foot building with office, retail, or mixed‑use space
