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    Turnkey Sandwich Shop Opportunity Title is generated by Realmo AI

    5605 State St, Saginaw, MI 48603

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    Claim this Listing
    For Sale
    $99,000

    Commercial/Industrial - Saginaw, MI

    Property size:
    600 SF
    Price / SF:
    $165/SF
    Added:
    Mar 19, 2026
    Days on Market:
    64
    Last Refresh:
    May 21 at 9:06 pm

    Property Features for 5605 State St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Parking Lot
    Interior features
    Cafe/Kitchen, Ceramic Floor, Internet Available, Delivery Door, Electric Available, Gas Available, Public Restrooms
    Standard status
    Active
    APN
    23-99-9-99-1140-310
    Size
    600 SF

    Utilities

    Utilities
    Electricity Available
    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Miaomiao (Ava) Dong

    Listing agent Miaomiao (Ava) Dong License #6501391151

    Listing office Century 21 Signature Realty Midland 409 Ashman Suite #3, Saginaw, MI

    Listing date Mar 19, 2026

    MLS# 50201962 Listing URL

    Copyright © 2026 Multiple Listing Service MiRealSource. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Fully turnkey, well‑established sandwich shop with outstanding 5‑star reviews.
    • Incredibly low rent of $600/month, including all utilities.
    • Secure lease in place through 2031.
    • High‑traffic location with a loyal customer base.
    • All equipment, supplies, and business assets are included.
    • Strong reputation with excellent reviews on Google and Yelp.

    Overview

    This is a rare opportunity to acquire a fully operational sandwich shop situated in a high-traffic area. The business has a strong reputation, evidenced by outstanding 5-star reviews on Google and Yelp, and a loyal customer base. The sale includes all equipment, supplies, and business assets, facilitating a smooth transition for the new owner. The property offers low overhead, with rent at $600 per month, inclusive of all utilities. A secure lease is in place through 2031. The property size is 600 square feet. The current owner is pursuing other opportunities. This is a business sale only; no real estate is included. The property is located in Saginaw, Michigan.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $86.2K
    NOI $7,760 @ 9.00% cap · cautious / downside scenario
    Moderate
    $110.9K
    NOI $7,760 @ 7.00% cap · market / base-case scenario
    Aggressive
    $155.2K
    NOI $7,760 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $10.8k $18.00
    − Vacancy −$454 −$0.76
    EGI $10.3k $17.24
    − OpEx −$2.6k −$4.31
    NOI $7.8k $12.93
    600 SF · lease $18.00/SF/yr · vacancy 4.20% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $110.9K
    $97.0K – $129.3K (±1% cap)
    NOI $7,760 @ 7.0% cap · market cap 7.84%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    —
    —
    same as Best Use
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Admiral Petroleum Co Gas Station Mobil Gas Station ATM (Admiral Petroleum ... Atm Western Union Bank Spucky's Subs & Coneys Restaurant

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Saginaw
    County
    Saginaw
    State
    Michigan
    Longitude
    -84.026609
    Latitude
    43.436133

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    FAQs

    What type of property is this?
    Conventional restaurant - Established sandwich shop with low overhead and secure lease.
    Where is this conventional restaurant located?
    The property is located at 5605 State St Saginaw, MI.
    What is the asking price?
    The asking price for this property is $99,000.
    What are key features of this property?
    This property features: Fully turnkey, well‑established sandwich shop with outstanding 5‑star reviews.; Incredibly low rent of $600/month, including all utilities.; Secure lease in place through 2031.
    (989) 698-6002
    We can help!
    Listing Contact
    Miaomiao (Ava) Dong
    Real Estate License ID: 6501391151
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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