Commercial Space with Salon
For Sale
$100,000
3952 Bangor Road, Bay City, MI 48706
Unique commercial space suitable for salon, spa, retail, or office.
Property Size912 SF
Days on Market152
Property Features for 3952 Bangor Road
General Information
Standard status
Active
Size
912 SF
Property subtype
Commercial
Building Details
Building Size
912 SF
Year Built
1949
Listing Agency:
Modern Realty
(989) 513-8145
Listed By:
Bryan Gardner · License #MBR-6501360137
Source:
Thebrokeragehouse
Added: Mar 26
Changed: Aug 23
Last Checked: Aug 22 at 9:19AM
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 Modern Realty
Investment Insights
Based on property information with market context.
This commercial space, previously used as a hair salon, features an open and functional floor plan. Plumbing is already installed, making it suitable for salon, spa, or barber use. Large windows provide natural light. The property offers flexibility for retail, office use, or other business ideas. It is located in a convenient location and presents opportunities for starting a business or investing in a property.
Key Highlights
- Functional, open floor plan suitable for salon, spa, or barber use.
- Plumbing already in place, ideal for salon/spa related businesses.
- Large windows providing great natural light.
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
$6,742
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
6.74%
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%
$134,840
$134.8K
Cap Rate 7%
$96,314
$96.3K
Cap Rate 9%
$74,911
$74.9K
Market Conditions
NOI Build-Up for 912 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
$10.9K $12.00/SF
− Vacancy
−$1.3K −$1.44/SF
EGI
$9.6K $10.56/SF
− OpEx
−$2.9K −$3.17/SF
NOI
$6.7K $7.39/SF
Area
Bay County, MI
Vacancy
12.00%
Lease Rate
$12.00 /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%
$134,840
Cap Rate 7%
$96,314
Cap Rate 9%
$74,911
Alternative Uses
Best Use
Retail
$96.3K
$84.3K – $112.4K
NOI $6,742 @ 7.0% cap · market cap 6.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$165.1K
$144.5K – $192.6K
NOI $11,557 @ 7.0% cap · market cap 11.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
241
Businesses Nearby
32k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 52%
Shops & Services 32%
Electronics 7%
Beauty & Spa 6%
Taco Bell
Dining
9,827 visits/mo
0.5 miles
7-Eleven
Shops & Services
8,435 visits/mo
0.2 miles
Bob Evans Restaurant
Dining
6,687 visits/mo
0.4 miles
ABC Warehouse
Electronics
2,250 visits/mo
0.3 miles
Cosmoprof
Beauty & Spa
1,966 visits/mo
0.5 miles
Demographics for 48706, MI
39,381
Population
18,163
Households
2.2
Avg Household Size
45
Median Age
24%
College-Educated
93%
High-School Grad
66.3 sq mi
ZIP Area
594
Density / Sq Mi
$61,908
Median Household Income
$40,151
Median Earnings
$887
Median Rent
$142,300
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?
Retail space - Unique commercial space suitable for salon, spa, retail, or office.
Where is this retail space located?
The property is located at 3952 Bangor Road Bay City, MI.
What is the asking price?
The asking price for this property is $100,000.
What are key features of this property?
This property features: Functional, open floor plan suitable for salon, spa, or barber use.; Plumbing already in place, ideal for salon/spa related businesses.; Large windows providing great natural light.
