Storefront Building with
For Sale
$150,000
4443 Wilder Rd, Bay City, MI 48706
Compact commercial building with an additional garage structure and C-2 zoning.
Property Size908 SF
Price / SF$165.20
Days on Market353
Property Features for 4443 Wilder Rd
General Information
Standard status
Active
Size
908 SF
Property subtype
Retail
Zoning
C-2
Building Details
Building Size
908 SF
Year Built
1946
Buildings
1
Stories
1
Listing Agency:
COMMERCIAL EQUITIES
Listed By:
Sandra J. Covaleski · License #6502139796
(989) 684-4800
Source:
Cpix.resimplifi
Added: Sep 18, 2025
Changed: Aug 29
Last Checked: Aug 29 at 2:35PM
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 COMMERCIAL EQUITIES
Investment Insights
Based on property information with market context.
Located at 4443 Wilder Rd in Bay City, this storefront property includes a 908-square-foot building constructed in 1946 and an approximately 400-square-foot garage. The property encompasses 0.34 acres and carries C-2 zoning.
The site is positioned along Wilder Road near the westbound route from Independence Bridge toward I-75. It is west of Bay City Town Center and several restaurants, with the Saginaw River and Saginaw Bay nearby. A preserve is also located north on Patterson.
The site is positioned along Wilder Road near the westbound route from Independence Bridge toward I-75. It is west of Bay City Town Center and several restaurants, with the Saginaw River and Saginaw Bay nearby. A preserve is also located north on Patterson.
Key Highlights
- 908‑square‑foot storefront building on 0.34 acres
- Approximately 400‑square‑foot garage included
- C‑2 zoning
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
$6,712
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
4.47%
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%
$134,240
$134.2K
Cap Rate 7%
$95,886
$95.9K
Cap Rate 9%
$74,578
$74.6K
Market Conditions
NOI Build-Up for 908 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%
$134,240
Cap Rate 7%
$95,886
Cap Rate 9%
$74,578
Alternative Uses
Best Use
Retail
$95.9K
$83.9K – $111.9K
NOI $6,712 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$164.4K
$143.8K – $191.8K
NOI $11,506 @ 7.0% cap · market cap 7.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
182
Businesses Nearby
11k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 79%
Electronics 21%
7-Eleven
Shops & Services
8,435 visits/mo
0.1 miles
ABC Warehouse
Electronics
2,250 visits/mo
0.4 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?
Storefront property - Compact commercial building with an additional garage structure and C-2 zoning.
Where is this storefront property located?
The property is located at 4443 Wilder Rd Bay City, MI.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: 908‑square‑foot storefront building on 0.34 acres; Approximately 400‑square‑foot garage included; C‑2 zoning
