Modern Retail
For Sale
$850,000
505 E Pinconning Rd, Pinconning, MI 48650
Recently constructed retail building with high ceilings, broad entryways, and polished concrete flooring.
Property Size3,360 SF
Price / SF$252.98
Days on Market360
Property Features for 505 E Pinconning Rd
General Information
Standard status
Active
Size
3,360 SF
Property subtype
Retail
Amenities
high ceilings
wide entryways
polished concrete floors
Building Details
Building Size
3,360 SF
Year Built
2024
Buildings
1
Stories
1
Listing Agency:
Signature Associates - Southfield
(248) 948-0101
Listed By:
Steven G. Gordon · License #6502124167
(248) 948-0101
Source:
Cpix.resimplifi
Added: Sep 5, 2025
Changed: Aug 30
Last Checked: Aug 30 at 7:14AM
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 Signature Associates - Southfield
Investment Insights
Based on property information with market context.
This 3,360-square-foot retail space was completed in 2024 and offers a contemporary building configuration for commercial occupancy. Interior features include elevated ceilings, broad entry points, and polished concrete flooring, creating a clean and durable setting for retail operations.
The property is located at 505 E. Pinconning Rd in Pinconning, Michigan. Its straightforward retail layout and recently completed construction provide a practical foundation for a storefront-oriented commercial use.
The property is located at 505 E. Pinconning Rd in Pinconning, Michigan. Its straightforward retail layout and recently completed construction provide a practical foundation for a storefront-oriented commercial use.
Key Highlights
- 3,360‑square‑foot retail space
- Completed in 2024
- High‑ceiling interior
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
$24,837
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
2.92%
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%
$496,740
$496.7K
Cap Rate 7%
$354,814
$354.8K
Cap Rate 9%
$275,967
$276.0K
Market Conditions
NOI Build-Up for 3,360 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
$40.3K $12.00/SF
− Vacancy
−$4.8K −$1.44/SF
EGI
$35.5K $10.56/SF
− OpEx
−$10.6K −$3.17/SF
NOI
$24.8K $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%
$496,740
Cap Rate 7%
$354,814
Cap Rate 9%
$275,967
Alternative Uses
Best Use
Retail
$354.8K
$310.5K – $414.0K
NOI $24,837 @ 7.0% cap · market cap 2.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$608.3K
$532.2K – $709.6K
NOI $42,578 @ 7.0% cap · market cap 5.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
37k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
McDonald's
Dining
36,891 visits/mo
0.1 miles
Demographics for 48650, MI
6,807
Population
3,036
Households
2.2
Avg Household Size
47
Median Age
17%
College-Educated
89%
High-School Grad
95.2 sq mi
ZIP Area
72
Density / Sq Mi
$63,662
Median Household Income
$41,461
Median Earnings
$750
Median Rent
$136,400
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 - Recently constructed retail building with high ceilings, broad entryways, and polished concrete flooring.
Where is this retail space located?
The property is located at 505 E Pinconning Rd Pinconning, MI.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 3,360‑square‑foot retail space; Completed in 2024; High‑ceiling interior
