Retail Storefront with Service
For Sale
$975,000
4625 East Willoughby Road, Holt, MI 48842
Single-tenant retail storefront featuring extensive windows, natural light, dedicated service entrance, and ample on-site parking.
Property Size12,000 SF
Days on Market11
Property Features for 4625 East Willoughby Road
General Information
Standard status
Active
Size
12,000 SF
Property subtype
Retail
Amenities
dedicated service entrance
exterior signage zones
well-maintained landscaping
exterior lighting
Building Details
Building Size
12,000 SF
Tenancy
Single
Listing Agency:
NAI Mid-Michigan
(517) 202-2137
Listed By:
Gino Baldino
(517) 202-2137
Source:
Naiglobal
Added: Jul 29
Changed: Jul 30
Last Checked: Aug 8 at 3:30AM
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 NAI Mid-Michigan
Investment Insights
Based on property information with market context.
4625 East Willoughby Road is a single-tenant retail storefront built for straightforward customer-facing merchandising. The exterior features a clean façade and extensive windows designed to bring in natural light and improve visibility for in-window and storefront displays. Inside, an efficient interior layout supports flexible merchandising for a brand-driven operator.
Operational convenience is supported by a dedicated service entrance for back-of-house logistics. The property also offers ample on-site parking to serve customer turnover and exterior spaces with signage zones to reinforce tenant branding. Well-maintained landscaping and exterior lighting contribute to an inviting arrival experience and improved nighttime presence.
The building is presented as a tenant-ready, well-appointed configuration intended to support smooth operations from day one, with a proven single-tenant setup for lease rollover simplicity.
Operational convenience is supported by a dedicated service entrance for back-of-house logistics. The property also offers ample on-site parking to serve customer turnover and exterior spaces with signage zones to reinforce tenant branding. Well-maintained landscaping and exterior lighting contribute to an inviting arrival experience and improved nighttime presence.
The building is presented as a tenant-ready, well-appointed configuration intended to support smooth operations from day one, with a proven single-tenant setup for lease rollover simplicity.
Key Highlights
- Single‑tenant retail storefront designed for merchandising visibility
- Extensive windows intended to provide natural light for the customer experience
- Dedicated service entrance supports back‑of‑house operations
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
$82,757
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
8.49%
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%
$1,655,140
$1.7M
Cap Rate 7%
$1,182,243
$1.2M
Cap Rate 9%
$919,522
$919.5K
Market Conditions
NOI Build-Up for 12,000 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
$144.0K $12.00/SF
− Vacancy
−$25.8K −$2.15/SF
EGI
$118.2K $9.85/SF
− OpEx
−$35.5K −$2.96/SF
NOI
$82.8K $6.90/SF
Area
Ingham County, MI
Vacancy
17.90%
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%
$1,655,140
Cap Rate 7%
$1,182,243
Cap Rate 9%
$919,522
Alternative Uses
Best Use
Retail
$1.18M
$1.03M – $1.38M
NOI $82,757 @ 7.0% cap · market cap 8.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.93M
$1.69M – $2.25M
NOI $134,957 @ 7.0% cap · market cap 13.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
546
Businesses Nearby
162k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 40%
Shops & Services 23%
Groceries 23%
Home Improvements & Furnishings 14%
Kroger
Groceries
36,800 visits/mo
0.3 miles
McDonald's
Dining
25,238 visits/mo
0.2 miles
Lowe's
Home Improvements & Furnishings
23,050 visits/mo
0.4 miles
Taco Bell
Dining
16,095 visits/mo
0.2 miles
Kroger Fuel Center
Shops & Services
12,133 visits/mo
0.2 miles
Demographics for 48842, MI
21,548
Population
9,573
Households
2.3
Avg Household Size
40
Median Age
39%
College-Educated
93%
High-School Grad
17.2 sq mi
ZIP Area
1,253
Density / Sq Mi
$86,830
Median Household Income
$50,275
Median Earnings
$1,245
Median Rent
$211,500
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?
Storefront property - Single-tenant retail storefront featuring extensive windows, natural light, dedicated service entrance, and ample on-site parking.
Where is this storefront property located?
The property is located at 4625 East Willoughby Road Holt, MI.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Single‑tenant retail storefront designed for merchandising visibility; Extensive windows intended to provide natural light for the customer experience; Dedicated service entrance supports back‑of‑house operations
