Multi-Suite Retail
For Sale
$2,200,000
500-8200 S Saginaw St, Grand Blanc, MI 48439
Well-maintained retail building with six individually leased suites, each featuring a private entrance.
Property Size12,024 SF
Price / SF$182.97
Days on Market410
Property Features for 500-8200 S Saginaw St
General Information
Standard status
Active
Size
12,024 SF
Occupancy
100%
Taxes and HOA fees
Annual Taxes
$32,003
Building Details
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices Michigan Real Est
Listed By:
Julie Wyland · License #6501425953
(810) 695-1990
Source:
Exprealty
Added: Jul 31, 2025
Changed: Sep 4
Last Checked: Sep 13 at 10:09AM
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 Berkshire Hathaway HomeServices Michigan Real Est
Investment Insights
Based on property information with market context.
This for-sale retail property is a well-maintained building configured with six individual suites, and each suite has its own private entrance. All six suites are currently leased to long-term, established tenants, providing an investor with in-place occupancy.
The property is located along S Saginaw St in Grand Blanc, positioned in a retail corridor environment.
The building’s multi-suite setup supports multiple tenant users under one ownership, with direct, suite-level access for day-to-day operations.
The property is located along S Saginaw St in Grand Blanc, positioned in a retail corridor environment.
The building’s multi-suite setup supports multiple tenant users under one ownership, with direct, suite-level access for day-to-day operations.
Key Highlights
- Well‑maintained retail building with six individual suites
- Each suite has a private entrance for tenant convenience
- All six suites are currently leased to long‑term, established tenants
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
$124,820
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
5.67%
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%
$2,496,400
$2.5M
Cap Rate 7%
$1,783,143
$1.8M
Cap Rate 9%
$1,386,889
$1.4M
Market Conditions
NOI Build-Up for 12,024 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
$186.1K $15.48/SF
− Vacancy
−$7.8K −$0.65/SF
EGI
$178.3K $14.83/SF
− OpEx
−$53.5K −$4.45/SF
NOI
$124.8K $10.38/SF
Area
Genesee County, MI
Vacancy
4.20%
Lease Rate
$15.48 /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%
$2,496,400
Cap Rate 7%
$1,783,143
Cap Rate 9%
$1,386,889
Alternative Uses
Best Use
Retail
$1.78M
$1.56M – $2.08M
NOI $124,820 @ 7.0% cap · market cap 5.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.53M
$2.21M – $2.95M
NOI $177,112 @ 7.0% cap · market cap 8.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
695
Businesses Nearby
Explore this area
Business Placement
Demographics for 48439, MI
51,719
Population
22,101
Households
2.3
Avg Household Size
41
Median Age
43%
College-Educated
96%
High-School Grad
54.5 sq mi
ZIP Area
949
Density / Sq Mi
$88,505
Median Household Income
$47,506
Median Earnings
$1,035
Median Rent
$250,800
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?
Retail space - Well-maintained retail building with six individually leased suites, each featuring a private entrance.
Where is this retail space located?
The property is located at 500-8200 S Saginaw St Grand Blanc, MI.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Well‑maintained retail building with six individual suites; Each suite has a private entrance for tenant convenience; All six suites are currently leased to long‑term, established tenants
