Retail Property with Frontage and
For Sale
$325,000
6470 State St, Saginaw, MI 48603
Retail property featuring frontage, showroom/office space, and fenced yard.
Property Size3,240 SF
Price / SF$100.31
Days on Market330
Property Features for 6470 State St
General Information
Standard status
Active
Size
3,240 SF
Property subtype
Retail
Building Details
Building Size
3,240 SF
Year Built
1970
Listing Agency:
(248) 568-4640
Listed By:
Joe Hamway
(248) 568-4640
Source:
Tcnworldwide
Added: Sep 25, 2025
Changed: Aug 20
Last Checked: Aug 20 at 4:54AM
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 Joe Hamway
Investment Insights
Based on property information with market context.
This retail property features 116 feet of frontage and includes a fenced yard. The building incorporates 1,296 square feet of showroom or office space. The property has a total size of 3,240 square feet and is located on a main road.
Key Highlights
- 116' of frontage offers excellent visibility.
- 1,296 sq. ft. of showroom/office, ideal for business operations.
- Great main road frontage ensures high traffic exposure.
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
$24,132
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
7.43%
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%
$482,640
$482.6K
Cap Rate 7%
$344,743
$344.7K
Cap Rate 9%
$268,133
$268.1K
Market Conditions
NOI Build-Up for 3,240 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
$42.0K $12.96/SF
− Vacancy
−$7.5K −$2.32/SF
EGI
$34.5K $10.64/SF
− OpEx
−$10.3K −$3.19/SF
NOI
$24.1K $7.45/SF
Area
Saginaw County, MI
Vacancy
17.90%
Lease Rate
$12.96 /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%
$482,640
Cap Rate 7%
$344,743
Cap Rate 9%
$268,133
Alternative Uses
Best Use
Retail
$344.7K
$301.7K – $402.2K
NOI $24,132 @ 7.0% cap · market cap 7.43%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$598.6K
$523.8K – $698.4K
NOI $41,903 @ 7.0% cap · market cap 12.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
202
Businesses Nearby
59k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 64%
Groceries 36%
Speedway
Shops & Services
26,567 visits/mo
0.4 miles
Aldi
Groceries
21,186 visits/mo
0.5 miles
Mister Car Wash
Shops & Services
7,028 visits/mo
0.5 miles
7-Eleven
Shops & Services
2,902 visits/mo
0.4 miles
U-Haul
Shops & Services
879 visits/mo
0.2 miles
Demographics for 48603, MI
27,492
Population
13,367
Households
2.1
Avg Household Size
43
Median Age
37%
College-Educated
94%
High-School Grad
18.2 sq mi
ZIP Area
1,511
Density / Sq Mi
$65,690
Median Household Income
$41,661
Median Earnings
$1,019
Median Rent
$181,800
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?
Showroom - Retail property featuring frontage, showroom/office space, and fenced yard.
Where is this showroom located?
The property is located at 6470 State St Saginaw, MI.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 116' of frontage offers excellent visibility.; 1,296 sq. ft. of showroom/office, ideal for business operations.; Great main road frontage ensures high traffic exposure.
