Building Details

Year Built 1986

Listing Agency: ERA REARDON REALTY, L.L.C. 9***@gmail.com Show Phone

Listed By: PHILLIP M MORGAN · License #6502108104 Show Phone

Source: Exitrealty

Added: Jan 21, 2022 Changed: Aug 8 Last Checked: Aug 8 at 7:48AM

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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 ERA REARDON REALTY, L.L.C.

Investment Insights

Based on property information with market context.

This 720 square foot commercial building, formerly an ice cream store, is located on Moscow Road and features premium commercial frontage. The property is zoned C2 and includes a bathroom. An additional acre of land to the west is included, with more adjacent acres available for negotiation. Situated on the main traffic route between Jackson and Hillsdale County, the location offers high traffic volume, positioned between a BP Gas Station and a Dollar General Store. The building is suitable for a sales office. Food and beverage deed restrictions apply. Land contract terms are available to qualified buyers.

Key Highlights

• Land contract terms offered to qualified buyers.
• Premium commercial (C2 ZONED) frontage on Moscow Rd.
• High‑traffic location between Jackson and Hillsdale County.

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

$4,965

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

3.31%

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%

$99,300 $99.3K

Cap Rate 7%

$70,929 $70.9K

Cap Rate 9%

$55,167 $55.2K

Market Conditions

NOI Build-Up for 720 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

$8.6K $12.00/SF

− Vacancy

−$1.5K −$2.15/SF

EGI

$7.1K $9.85/SF

− OpEx

−$2.1K −$2.96/SF

NOI

$5.0K $6.90/SF

Area

Jackson County, MI

Vacancy

17.90%

Lease Rate

$12.00 /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%

$99,300

Cap Rate 7%

$70,929

Cap Rate 9%

$55,167

Alternative Uses

Best Use

Retail

$70.9K

$62.1K – $82.8K (±1% cap)

NOI $4,965 @ 7.0% cap · market cap 3.31%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$114.9K

$100.6K – $134.1K (±1% cap)

NOI $8,046 @ 7.0% cap · market cap 5.36%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

CC Family Auto ... Car Dealership Christina's Funday Paintings Home Decor Store

Suggested Use

Top Pick HVAC Service Auto Repair Shop Electrical Service Pet Grooming Service (Bike/Boat/Book/etc) Store Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

39

Businesses Nearby

9k

Monthly Visits Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 78% Dining 22%

Dollar General Shops & Services

6,698 visits/mo 0.2 miles

SUBWAY Dining

1,939 visits/mo 0.5 miles

Demographics for 49246, MI

3,247

Population

1,467

Households

2.2

Avg Household Size

49

Median Age

28%

College-Educated

94%

High-School Grad

34.5 sq mi

ZIP Area

94

Density / Sq Mi

$81,181

Median Household Income

$52,109

Median Earnings

$773

Median Rent

$230,100

Median Home Value

Market

Vacancy Rate% for Retail in Midwest region

8% 2020

7.3% 2021

6.5% 2022

6% 2023

5.7% 2024

6.3% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Storefront property - Commercial property on Moscow Rd with land contract terms.

Where is this storefront property located?

The property is located at 7560 Moscow Road Horton, MI.

What is the asking price?

The asking price for this property is $150,000.

What are key features of this property?

This property features: Land contract terms offered to qualified buyers.; Premium commercial (C2 ZONED) frontage on Moscow Rd.; High‑traffic location between Jackson and Hillsdale County.