C-3 Storefront
New
For Sale
$420,000
3478 W Thompson Rd, Fenton, MI 48430
Commercial building with substantial land area, US-23 access, and a surrounding mix of retail, restaurant, automotive, and service businesses.
Property Size3,520 SF
Price / SF$119.32
Days on Market5
Property Features for 3478 W Thompson Rd
General Information
Standard status
Active
Size
3,520 SF
Property subtype
Retail
Zoning
C-3
Additional Details
Highway Access
Yes
Building Details
Building Size
3,520 SF
Year Built
1975
Stories
1
Listing Agency:
T6 Corporate Real Estate Advisors LLC
(248) 602-1245
Listed By:
Krystal Payne
(248) 602-1245
Source:
Cpix.resimplifi
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 9 at 6:20AM
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 T6 Corporate Real Estate Advisors LLC
Investment Insights
Based on property information with market context.
This storefront property at 3478 W Thompson Rd in Fenton, Michigan, was built in 1975 and is situated on over 1.4 acres. The site is zoned C-3, supporting its commercial positioning along the Thompson Road corridor. The building and land provide a retail-oriented setting with room for commercial operations, subject to applicable zoning requirements.
The property offers access to US-23 and is surrounded by established retailers, restaurants, automotive businesses, and service providers. The Treasure Shack business and its contents are also available for purchase on negotiable terms, creating an additional option for a buyer evaluating the property. The address places the asset within the Thompson Road commercial corridor in Fenton, MI 48430.
The property offers access to US-23 and is surrounded by established retailers, restaurants, automotive businesses, and service providers. The Treasure Shack business and its contents are also available for purchase on negotiable terms, creating an additional option for a buyer evaluating the property. The address places the asset within the Thompson Road commercial corridor in Fenton, MI 48430.
Key Highlights
- Over 1.4 acres along the Thompson Road commercial corridor
- C‑3 zoning
- Built in 1975
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
$36,541
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
8.70%
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%
$730,820
$730.8K
Cap Rate 7%
$522,014
$522.0K
Cap Rate 9%
$406,011
$406.0K
Market Conditions
NOI Build-Up for 3,520 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
$54.5K $15.48/SF
− Vacancy
−$2.3K −$0.65/SF
EGI
$52.2K $14.83/SF
− OpEx
−$15.7K −$4.45/SF
NOI
$36.5K $10.38/SF
Area
Genesee County, MI
Vacancy
4.20%
Lease Rate
$15.48 /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%
$730,820
Cap Rate 7%
$522,014
Cap Rate 9%
$406,011
Alternative Uses
Best Use
Retail
$522.0K
$456.8K – $609.0K
NOI $36,541 @ 7.0% cap · market cap 8.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$740.7K
$648.1K – $864.2K
NOI $51,849 @ 7.0% cap · market cap 12.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
54
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48430, MI
39,594
Population
16,163
Households
2.4
Avg Household Size
42
Median Age
38%
College-Educated
96%
High-School Grad
83.2 sq mi
ZIP Area
476
Density / Sq Mi
$99,755
Median Household Income
$53,447
Median Earnings
$1,382
Median Rent
$308,500
Median Home Value
Market
Vacancy Rate% for Retail 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?
Storefront property - Commercial building with substantial land area, US-23 access, and a surrounding mix of retail, restaurant, automotive, and service businesses.
Where is this storefront property located?
The property is located at 3478 W Thompson Rd Fenton, MI.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: Over 1.4 acres along the Thompson Road commercial corridor; C‑3 zoning; Built in 1975
