Warehouse Property with Storage
For Sale
$599,900
4145 S Us 27, Saint Johns, MI 48879
Commercially zoned acreage combines warehouse space with a fenced area used for camper and 5th wheel storage.
Property Size7,053 SF
Price / SF$85.06
Days on Market42
Property Features for 4145 S Us 27
General Information
Standard status
Active
Size
7,053 SF
Zoning
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Land Use
commercial, warehouse, storage, recreational
Taxes and HOA fees
Annual Taxes
$4,906
Amenities
fenced-in storage yard
bridge crossing
Building Details
Buildings
1
Listing Agency:
RE/MAX Real Estate Professionals
(517) 490-1230
Listed By:
Mario R Baldino · License #6501415320
(517) 490-1230
Source:
Exprealty
Added: Jul 21
Changed: Aug 30
Last Checked: Aug 30 at 1:57PM
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 RE/MAX Real Estate Professionals
Investment Insights
Based on property information with market context.
This warehouse property on US-27 includes the former Bellingar Packing building with over 6,000 square feet of warehouse space. Approximately 2,000 square feet is currently leased, while the balance supports broader commercial reuse or redevelopment. A fenced-in storage yard is used for camper and 5th wheel storage, adding an established outdoor component to the property.
The site is located directly on US-27 in St. Johns, Michigan, with commercially zoned land surrounding the existing improvements. Wooded acreage at the rear includes a bridge crossing, wildlife, and space used for ATV access. The property’s existing warehouse, leased area, and outdoor storage setup provide a foundation for continued storage operations, redevelopment, or commercial expansion.
The site is located directly on US-27 in St. Johns, Michigan, with commercially zoned land surrounding the existing improvements. Wooded acreage at the rear includes a bridge crossing, wildlife, and space used for ATV access. The property’s existing warehouse, leased area, and outdoor storage setup provide a foundation for continued storage operations, redevelopment, or commercial expansion.
Key Highlights
- Over 6,000 square feet of warehouse space in the former Bellingar Packing building
- Approximately 2,000 square feet currently leased
- Fenced‑in yard used for camper and 5th wheel storage
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
$47,481
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
7.91%
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%
$949,620
$949.6K
Cap Rate 7%
$678,300
$678.3K
Cap Rate 9%
$527,567
$527.6K
Market Conditions
NOI Build-Up for 7,053 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
$63.5K $9.00/SF
− Vacancy
−$7.6K −$1.08/SF
EGI
$55.9K $7.92/SF
− OpEx
−$8.4K −$1.19/SF
NOI
$47.5K $6.73/SF
Area
Clinton County, MI
Vacancy
12.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$949,620
Cap Rate 7%
$678,300
Cap Rate 9%
$527,567
Alternative Uses
Best Use
Warehouse
$678.3K
$593.5K – $791.4K
NOI $47,481 @ 7.0% cap · market cap 7.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.44M
$1.26M – $1.67M
NOI $100,492 @ 7.0% cap · market cap 16.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48879, MI
17,980
Population
7,521
Households
2.4
Avg Household Size
42
Median Age
23%
College-Educated
95%
High-School Grad
191.3 sq mi
ZIP Area
94
Density / Sq Mi
$78,845
Median Household Income
$46,934
Median Earnings
$884
Median Rent
$215,100
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Warehouse - Commercially zoned acreage combines warehouse space with a fenced area used for camper and 5th wheel storage.
Where is this warehouse located?
The property is located at 4145 S Us 27 Saint Johns, MI.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Over 6,000 square feet of warehouse space in the former Bellingar Packing building; Approximately 2,000 square feet currently leased; Fenced‑in yard used for camper and 5th wheel storage
