Clean Convenience Store With
For Sale
$199,900
4203 N Abbe Road, Comins, MI 48619
Commercial Sale, Comins, MI
Property Size1,780 SF
Lot Size0.12 Acres
Price / SF$112.30
Days on Market131
Property Features for 4203 N Abbe Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
R155
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Interior features
Broadband
Elementary school district
Fairview
Middle school district
Fairview
High school district
Fairview
Standard status
Active
APN
002-082-001-00 & 00-082-001-30
Size
1,780 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
T28N R3E SEC 22 - SUP. 1ST ADD. TO COMINS ALL OF LOT 1 LYING N OF LINE 108' N & = WITH S BDY BLK 2.
Tax Annual Amount
1200
Legal Description
T28N R3E SEC 22 - SUP. 1ST ADD. TO COMINS ALL OF LOT 1 LYING N OF LINE 108' N & = WITH S BDY BLK 2.
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Forced Air
Water source
Well
Building Details
Year built
1972
Number of units
1
Listing Agency:
EXP Realty LLC
(269) 600-4397
Listed By:
Thomas A Rumble · License #6501299700
(616) 250-6751
Added: Apr 15
Changed: Aug 19
Last Checked: Aug 23 at 1:06PM
MLS# 26016184
Copyright © 2026 Michigan Regional Information Center, LLC. 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 very clean convenience store offers an above-ground fuel tank for gas service, along with lottery and liquor/beer/wine sales. The property also includes a deli area; while it is not currently utilized, there is ample area and equipment to support deli operations.
The site provides ample paved parking for patrons and is offered for sale at 4203 N Abbe Road in Comins, Michigan (Oscoda County).
The property is listed as a gas station and convenience retail storefront with a stated building size of 1,780 square feet and a lot size of 0.12 acres. No land contract is offered.
The site provides ample paved parking for patrons and is offered for sale at 4203 N Abbe Road in Comins, Michigan (Oscoda County).
The property is listed as a gas station and convenience retail storefront with a stated building size of 1,780 square feet and a lot size of 0.12 acres. No land contract is offered.
Key Highlights
- Very clean store with ample paved parking for patrons
- Includes above‑ground fuel tank for gas
- On‑site sales include lottery and Liquor/Beer/Wine
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
$13,158
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
6.58%
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%
$263,160
$263.2K
Cap Rate 7%
$187,971
$188.0K
Cap Rate 9%
$146,200
$146.2K
Market Conditions
NOI Build-Up for 1,780 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
$21.4K $12.00/SF
− Vacancy
−$2.6K −$1.44/SF
EGI
$18.8K $10.56/SF
− OpEx
−$5.6K −$3.17/SF
NOI
$13.2K $7.39/SF
Area
Macomb 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%
$263,160
Cap Rate 7%
$187,971
Cap Rate 9%
$146,200
Alternative Uses
Best Use
Specialty Retail
$333.2K
$291.6K – $388.8K
NOI $23,327 @ 7.0% cap · market cap 11.67%
Second Best
Retail
$188.0K
$164.5K – $219.3K
NOI $13,158 @ 7.0% cap · market cap 6.58%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
Demographics for 48619, MI
523
Population
455
Households
1.1
Avg Household Size
59
Median Age
10%
College-Educated
97%
High-School Grad
77.9 sq mi
ZIP Area
7
Density / Sq Mi
$46,198
Median Household Income
$33,462
Median Earnings
$775
Median Rent
$125,000
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Very clean convenience store includes an above-ground fuel tank, lottery, and liquor/beer/wine sales with ample paved parking.
Where is this gas station located?
The property is located at 4203 N Abbe Road Comins, MI.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Very clean store with ample paved parking for patrons; Includes above‑ground fuel tank for gas; On‑site sales include lottery and Liquor/Beer/Wine
