Mixed-Use Property with Two
For Sale
$185,900
4007 Pine Grove Ave, Fort Gratiot, MI 48059
Residential Income, Fort Gratiot, MI
Property Size3,248 SF
Lot Size0.36 Acres
Price / SF$57.24
Days on Market30
Property Features for 4007 Pine Grove Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bathroom 3, Bathroom 1, Bedroom 4, Bedroom 1, Bathroom 2, Bedroom 2, Bedroom 3
High school district
000000
Directions
GPS Friendly
Standard status
Active
APN
20-021.000-0000-000.000
Size
3,248 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5400
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Floors in Building
2
Building materials
Vinyl Siding
Roof type
Asphalt
Listing Agency:
REALTYFLO INC
(260) 888-3985
Listed By:
Seth Dawson
(937) 530-6289
Added: Aug 4
Changed: Sep 1
Last Checked: Sep 2 at 4:06PM
MLS# 11919001
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property contains 3,248 square feet arranged with commercial space on the lower level and two residential units above. The interior is unfinished and provides a flexible starting point for renovation and reconfiguration. Exterior improvements include vinyl siding and new windows. Utilities are separately arranged for multiple units, supporting the building’s combination of commercial and residential components.
The property occupies 0.36 acres at 4007 Pine Grove Ave in Fort Gratiot, Michigan. A shed adds exterior storage, while public water and a septic tank serve the site. The location is near local schools and amenities, offering a mixed-use setting with both commercial and residential elements.
The property occupies 0.36 acres at 4007 Pine Grove Ave in Fort Gratiot, Michigan. A shed adds exterior storage, while public water and a septic tank serve the site. The location is near local schools and amenities, offering a mixed-use setting with both commercial and residential elements.
Key Highlights
- 3,248‑square‑foot mixed‑use building
- Commercial space on the lower level with two residential units above
- 0.36‑acre lot with an exterior shed
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
$11,181
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
6.01%
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%
$223,620
$223.6K
Cap Rate 7%
$159,729
$159.7K
Cap Rate 9%
$124,233
$124.2K
Market Conditions
NOI Build-Up for 3,248 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
$19.5K $6.00/SF
− Vacancy
−$4.6K −$1.41/SF
EGI
$14.9K $4.59/SF
− OpEx
−$3.7K −$1.15/SF
NOI
$11.2K $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%
$223,620
Cap Rate 7%
$159,729
Cap Rate 9%
$124,233
Alternative Uses
Best Use
Multifamily LT 5
$2.44M
$2.14M – $2.85M
NOI $170,922 @ 7.0% cap · market cap 91.94%
Second Best
Apartment 5plus
$2.25M
$1.97M – $2.62M
NOI $157,380 @ 7.0% cap · market cap 84.66%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
569
Businesses Nearby
Explore this area
Business Placement
Demographics for 48059, MI
15,319
Population
7,324
Households
2.1
Avg Household Size
47
Median Age
30%
College-Educated
94%
High-School Grad
31.7 sq mi
ZIP Area
483
Density / Sq Mi
$78,841
Median Household Income
$44,716
Median Earnings
$956
Median Rent
$199,200
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?
Mixed-use property - Flexible mixed-use building with commercial space below and two residential units above, suited to renovation and customization.
Where is this mixed-use property located?
The property is located at 4007 Pine Grove Ave Fort Gratiot, MI.
What is the asking price?
The asking price for this property is $185,900.
What are key features of this property?
This property features: 3,248‑square‑foot mixed‑use building; Commercial space on the lower level with two residential units above; 0.36‑acre lot with an exterior shed
