Two-Hoist Automotive
New
For Sale
$179,900
7017 N Dort Hwy, Mount Morris, MI 48458
C-2-zoned service property with heated workspace, roll-up access, office area, and a fenced outdoor yard.
Property Size2,400 SF
Lot Size0.50 Acres
Price / SF$74.96
Days on Market5
Property Features for 7017 N Dort Hwy
General Information
Standard status
Active
Size
2,400 SF
Lot size
0.50 Acres
Property subtype
Industrial
Zoning
C-2
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Service Bays
2
Amenities
heated shop area
roll-up doors
office/reception area
Building Details
Building Size
2,400 SF
Buildings
1
Listing Agency:
Real Living Tremaine
(810) 938-3339
Listed By:
Ed Constable · License #6501377324
(810) 938-3339
Source:
Cpix.resimplifi
Added: Aug 26
Changed: Aug 30
Last Checked: Aug 30 at 1:03PM
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 Real Living Tremaine
Investment Insights
Based on property information with market context.
This approximately 2,400-square-foot commercial building is arranged for automotive and service operations on an approximately 0.50-acre parcel. The heated shop includes two vehicle hoists, multiple roll-up doors, and interior room for vehicle or equipment work. An adjoining office and reception area supports customer-facing and administrative functions, while the fenced exterior provides space for parking, storage, service vehicles, or fleet use.
The property is located at 7017 N Dort Hwy near E Stanley Road in Genesee Township, with exposure along N Dort Highway and access to the surrounding Genesee County communities. Approximate lot dimensions are 131–132 feet by 164 feet, creating a generally rectangular site. Zoning is C-2. Potential automotive, towing, fleet service, contractor, or equipment-related uses remain subject to municipal approvals.
The property is located at 7017 N Dort Hwy near E Stanley Road in Genesee Township, with exposure along N Dort Highway and access to the surrounding Genesee County communities. Approximate lot dimensions are 131–132 feet by 164 feet, creating a generally rectangular site. Zoning is C-2. Potential automotive, towing, fleet service, contractor, or equipment-related uses remain subject to municipal approvals.
Key Highlights
- Approximately 2,400 sq. ft. commercial building on approximately 0.50 acre
- Heated shop equipped with two vehicle hoists
- Multiple roll‑up doors for vehicle and equipment access
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
$13,593
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
7.56%
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%
$271,860
$271.9K
Cap Rate 7%
$194,186
$194.2K
Cap Rate 9%
$151,033
$151.0K
Market Conditions
NOI Build-Up for 2,400 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
$21.6K $9.00/SF
− Vacancy
−$2.2K −$0.91/SF
EGI
$19.4K $8.09/SF
− OpEx
−$5.8K −$2.43/SF
NOI
$13.6K $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%
$271,860
Cap Rate 7%
$194,186
Cap Rate 9%
$151,033
Alternative Uses
Best Use
Retail
$355.9K
$311.4K – $415.2K
NOI $24,914 @ 7.0% cap · market cap 13.85%
Second Best
Industrial
$194.2K
$169.9K – $226.6K
NOI $13,593 @ 7.0% cap · market cap 7.56%
Theoretical Best
Office A
$505.0K
$441.9K – $589.2K
NOI $35,352 @ 7.0% cap · market cap 19.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Service bays
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Well-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
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
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- Muscle Cars & More — 7025 Dort Hwy G, Mt Morris, MI 48458
- Wheaton automotive & Transmission — 7031 Dort Hwy, Mt Morris, MI 48458
- C&P — 7017 Dort Hwy, Mt Morris, MI 48458
Frequently Asked Questions
What type of property is this?
Auto shop - C-2-zoned service property with heated workspace, roll-up access, office area, and a fenced outdoor yard.
Where is this auto shop located?
The property is located at 7017 N Dort Hwy Mount Morris, MI.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: Approximately 2,400 sq. ft. commercial building on approximately 0.50 acre; Heated shop equipped with two vehicle hoists; Multiple roll‑up doors for vehicle and equipment access
