76-Room Motel with Excess
For Sale
$3,200,000
4380 Pierson Road, Flint, MI 48504
Three-building lodging property includes an interior-corridor structure, exterior-entry buildings, and a basement.
Property Size26,472 SF
Lot Size3.28 Acres
Days on Market67
Property Features for 4380 Pierson Road
General Information
Standard status
Active
Size
26,472 SF
Lot size
3.28 Acres
Property subtype
Hospitality
Additional Details
Highway Access
Yes
Building Details
Building Size
26,472 SF
Year Built
1979
Buildings
3
Listing Agency:
KJ Commercial
(248) 931-1980
Listed By:
Kevin Jappaya, CCIM · License #6501416409
(248) 931-1980
Source:
Kjcre
Added: Jun 25
Changed: Aug 30
Last Checked: Aug 30 at 3:48PM
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 KJ Commercial
Investment Insights
Based on property information with market context.
The property is a 76-room motel comprising three buildings: a two-story interior-corridor building with a basement and two one-story buildings with exterior entrances. Improvements include a new roof, windows, bathroom vanities, tub surrounds, parking lot, plumbing, and electrical systems. Fourteen rooms have not been remodeled. Built in 1979, the motel occupies a 3.28-acre site with excess land identified for expansion or other uses.
The property is located at 4380 Pierson Road in Mt. Morris Township, Michigan, with access to I-75. It is unencumbered by a brand or management affiliation. Current operations serve weekly and monthly guests, and franchise options identified in the property information include Travelodge, Rodeway Inn, and Econo Lodge.
The property is located at 4380 Pierson Road in Mt. Morris Township, Michigan, with access to I-75. It is unencumbered by a brand or management affiliation. Current operations serve weekly and monthly guests, and franchise options identified in the property information include Travelodge, Rodeway Inn, and Econo Lodge.
Key Highlights
- 76‑room motel on a 3.28‑acre site
- Three buildings: a two‑story interior‑corridor building with basement and two one‑story exterior‑entry buildings
- New roof, windows, bathroom vanities, tub surrounds, parking lot, plumbing, and electrical work
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
$141,460
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
4.42%
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%
$2,829,200
$2.8M
Cap Rate 7%
$2,020,857
$2.0M
Cap Rate 9%
$1,571,778
$1.6M
Market Conditions
NOI Build-Up for 26,472 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
$397.1K $15.00/SF
− Vacancy
−$99.3K −$3.75/SF
EGI
$297.8K $11.25/SF
− OpEx
−$156.4K −$5.91/SF
NOI
$141.5K $5.34/SF
Area
Genesee County, MI
Vacancy
25.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$2,829,200
Cap Rate 7%
$2,020,857
Cap Rate 9%
$1,571,778
Alternative Uses
Best Use
Hotel Hospitality
$2.02M
$1.77M – $2.36M
NOI $141,460 @ 7.0% cap · market cap 4.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.57M
$4.87M – $6.50M
NOI $389,929 @ 7.0% cap · market cap 12.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48504, MI
24,266
Population
12,464
Households
1.9
Avg Household Size
37
Median Age
12%
College-Educated
87%
High-School Grad
14.7 sq mi
ZIP Area
1,651
Density / Sq Mi
$36,740
Median Household Income
$27,782
Median Earnings
$895
Median Rent
$48,500
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- NextGen Suites Mt. Morris — 4380 Pierson Rd, Flint, MI 48504
- Great Western Inn — 4380 Pierson Rd, Flint, MI 48504
- Baymont by Wyndham Flint — 4160 Pier N Blvd, Flint, MI 48504
- HomeTowne Studios Flint — 4160 Pier N Blvd Building B, Flint, MI 48504
- Red Roof Inn Flint — 4160 Pier N Blvd Building A, Flint, MI 48504
Frequently Asked Questions
What type of property is this?
Motel - Three-building lodging property includes an interior-corridor structure, exterior-entry buildings, and a basement.
Where is this motel located?
The property is located at 4380 Pierson Road Flint, MI.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: 76‑room motel on a 3.28‑acre site; Three buildings: a two‑story interior‑corridor building with basement and two one‑story exterior‑entry buildings; New roof, windows, bathroom vanities, tub surrounds, parking lot, plumbing, and electrical work
