Flex Space with Repair
New
For Sale
$79,000
Pending
7005 N Saginaw Rd, Mount Morris, MI 48458
Office areas, customer waiting space, and a full basement support a range of commercial configurations.
Property Size1,200 SF
Lot Size0.28 Acres
Days on Market2
Property Features for 7005 N Saginaw Rd
General Information
Standard status
Pending
Size
1,200 SF
Lot size
0.28 Acres
Property subtype
Commercial
Additional Details
Road Access
Yes
Service Bays
2
Taxes and HOA fees
Annual Taxes
$7,453
Amenities
front office
customer waiting area
two restrooms
back office
drive-through bay
full basement
front and rear parking
Building Details
Building Size
1,200 SF
Year Built
1940
Buildings
1
Listed By:
Donald Covert
(810) 344-7275
Source:
Elliman
Added: Sep 26
Last Checked: Sep 26 at 2:58PM
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 Donald Covert
Investment Insights
Based on property information with market context.
This flex property combines a front office and customer waiting area with a large rear office, two additional small offices, and two bathrooms. Two bays provide repair or storage space, including one drive-through bay. A full basement adds further building space. The roof was replaced in 2023, and the building dates to 1940.
The property occupies 0.28 acres at the corner of Saginaw Road and Stanley Road in Mt. Morris, with parking at both the front and rear. Walk Score is 66 and Bike Score is 47.
The property occupies 0.28 acres at the corner of Saginaw Road and Stanley Road in Mt. Morris, with parking at both the front and rear. Walk Score is 66 and Bike Score is 47.
Key Highlights
- Two bays, including a drive‑through repair or storage bay
- Front office and customer waiting area, large rear office, and two smaller offices
- Two bathrooms and a full basement
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
$6,796
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
8.60%
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%
$135,920
$135.9K
Cap Rate 7%
$97,086
$97.1K
Cap Rate 9%
$75,511
$75.5K
Market Conditions
NOI Build-Up for 1,200 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
$10.8K $9.00/SF
− Vacancy
−$1.1K −$0.91/SF
EGI
$9.7K $8.09/SF
− OpEx
−$2.9K −$2.43/SF
NOI
$6.8K $5.66/SF
Area
Genesee County, MI
Vacancy
10.10%
Lease Rate
$9.00 /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%
$135,920
Cap Rate 7%
$97,086
Cap Rate 9%
$75,511
Alternative Uses
Best Use
Retail
$178.0K
$155.7K – $207.6K
NOI $12,457 @ 7.0% cap · market cap 15.77%
Second Best
Industrial
$97.1K
$85.0K – $113.3K
NOI $6,796 @ 7.0% cap · market cap 8.60%
Theoretical Best
Office A
$252.5K
$221.0K – $294.6K
NOI $17,676 @ 7.0% cap · market cap 22.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Service bays
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48458, MI
19,699
Population
9,136
Households
2.2
Avg Household Size
39
Median Age
8%
College-Educated
87%
High-School Grad
35.7 sq mi
ZIP Area
552
Density / Sq Mi
$43,496
Median Household Income
$32,122
Median Earnings
$896
Median Rent
$87,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Flex space - Office areas, customer waiting space, and a full basement support a range of commercial configurations.
Where is this flex space located?
The property is located at 7005 N Saginaw Rd Mount Morris, MI.
What is the asking price?
The asking price for this property is $79,000.
What are key features of this property?
This property features: Two bays, including a drive‑through repair or storage bay; Front office and customer waiting area, large rear office, and two smaller offices; Two bathrooms and a full basement
