Mixed-Use Property with
New
For Sale
$189,900
7051 W Vienna Road, Clio, MI 48420
COM/IND/BUS OPP, Clio, MI
Property Size1,840 SF
Lot Size1.60 Acres
Price / SF$103.21
Days on Market6
Property Features for 7051 W Vienna Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Patio and Porch features
Patio
Exterior features
Deck/Patio
Lot features
Main Street, Rural
Subdivision
Montrose Twp (25012)
Standard status
Active
APN
13-24-200-006
Size
1,840 SF
Lot size
1.60 Acres
Taxes and HOA fees
Tax Annual Amount
4126
Utilities
Heating system
Forced Air
Cooling system
Window Unit(s)
Water source
Private
Amenities
covered front porch
Building Details
Year built
1950
Roof type
Asphalt
Listing Agency:
Ham Group Realty
(810) 659-6569
Listed By:
Lucy Ham · License #122522
(888) 960-2842
Added: Sep 15
Changed: Sep 17
Last Checked: Sep 20 at 7:06AM
MLS# 50222089
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.
Investment Insights
Based on property information with market context.
This 1,840-square-foot mixed-use property includes a 1,216-square-foot, three-bedroom apartment with one full bath and one half bath on the west side. The east side contains 624 square feet of office space and a garage; the building was formerly used as a car dealership. A covered front porch, patio, spacious parking area, signage pole, forced-air heating, window-unit cooling, and an asphalt roof are among the existing improvements. The property was built in 1950 and has private water service.
The 1.6-acre parcel is zoned C-2 and provides 420 feet of frontage along Vienna Road, also designated M-57, west of Elms Road. The residential and east-side areas have separate gas and electric meters, supporting distinct utility accounting for the two portions of the property.
The 1.6-acre parcel is zoned C-2 and provides 420 feet of frontage along Vienna Road, also designated M-57, west of Elms Road. The residential and east-side areas have separate gas and electric meters, supporting distinct utility accounting for the two portions of the property.
Key Highlights
- 1.6‑acre C‑2‑zoned mixed‑use property
- 1,216 SF three‑bedroom apartment with 1.5 baths
- 624 SF east‑side office and garage area
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
$14,101
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%
$282,020
$282.0K
Cap Rate 7%
$201,443
$201.4K
Cap Rate 9%
$156,678
$156.7K
Market Conditions
NOI Build-Up for 1,840 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
$27.2K $14.76/SF
− Vacancy
−$1.5K −$0.83/SF
EGI
$25.6K $13.93/SF
− OpEx
−$11.5K −$6.27/SF
NOI
$14.1K $7.66/SF
Area
Genesee County, MI
Vacancy
5.60%
Lease Rate
$14.76 /SF/Yr
Expense Ratio
45.00%
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%
$282,020
Cap Rate 7%
$201,443
Cap Rate 9%
$156,678
Alternative Uses
Best Use
Mixed Use
$251.4K
$219.9K – $293.3K
NOI $17,595 @ 7.0% cap · market cap 9.27%
Second Best
Apartment 5plus
$201.4K
$176.3K – $235.0K
NOI $14,101 @ 7.0% cap · market cap 7.43%
Theoretical Best
Office A
$387.2K
$338.8K – $451.7K
NOI $27,103 @ 7.0% cap · market cap 14.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Office units
1
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Explore this area
Business Placement
Demographics for 48420, MI
21,771
Population
9,136
Households
2.4
Avg Household Size
45
Median Age
18%
College-Educated
91%
High-School Grad
66.4 sq mi
ZIP Area
328
Density / Sq Mi
$63,427
Median Household Income
$40,420
Median Earnings
$797
Median Rent
$177,800
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C-2-zoned property combines residential space with office and garage improvements under separate utility metering.
Where is this mixed-use property located?
The property is located at 7051 W Vienna Road Clio, MI.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: 1.6‑acre C‑2‑zoned mixed‑use property; 1,216 SF three‑bedroom apartment with 1.5 baths; 624 SF east‑side office and garage area
