Renovated Mixed-Use
New
For Sale
$1,100,000
802-812 Lapeer Avenue, Port Huron, MI 48060
COM/IND/BUS OPP, Port Huron, MI
Property Size10,900 SF
Lot Size0.48 Acres
Price / SF$100.92
Days on Market1
Property Features for 802-812 Lapeer Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial, Residential
Parking features
Parking Lot
Subdivision
Port Huron (74022)
Standard status
Active
APN
74067430852000
Size
10,900 SF
Lot size
0.48 Acres
Utilities
Heating system
Forced Air
Water source
Public
Building Details
Year built
1889
Roof type
Flat
Listing Agency:
Pilot Property Group - Residential LLC
(586) 254-0900
Listed By:
Anthony Rubino · License #6502425251
(586) 873-5419
Added: Sep 17
Last Checked: Sep 17 at 11:06PM
MLS# 50222123
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 renovated mixed-use property contains 10,900 square feet on a 0.48-acre parcel, with five commercial units and four upper-level residential units. Three commercial spaces are vacant, with approximate sizes ranging from 750 to 2,640 square feet. A rear storage garage adds functional support space, while the building also includes a parking lot, forced-air heating, a flat roof, and public water service. Constructed in 1889, the property combines historic building stock with completed renovation work.
The property is located near St. Clair County Community College in Port Huron. Its commercial and residential components provide a multi-use configuration, with available storefront space and existing upper-level residences within the same building.
The property is located near St. Clair County Community College in Port Huron. Its commercial and residential components provide a multi-use configuration, with available storefront space and existing upper-level residences within the same building.
Key Highlights
- 10,900‑square‑foot mixed‑use property on 0.48 acres
- Five commercial units and four upper‑level residential units
- Three vacant commercial spaces ranging from approximately 750‑2,640 SF
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
$75,210
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
6.84%
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%
$1,504,200
$1.5M
Cap Rate 7%
$1,074,429
$1.1M
Cap Rate 9%
$835,667
$835.7K
Market Conditions
NOI Build-Up for 10,900 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
$130.8K $12.00/SF
− Vacancy
−$10.5K −$0.96/SF
EGI
$120.3K $11.04/SF
− OpEx
−$45.1K −$4.14/SF
NOI
$75.2K $6.90/SF
Area
St. Clair County, MI
Vacancy
8.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,504,200
Cap Rate 7%
$1,074,429
Cap Rate 9%
$835,667
Alternative Uses
Best Use
Apartment 5plus
$7.55M
$6.60M – $8.80M
NOI $528,155 @ 7.0% cap · market cap 48.01%
Second Best
Retail
$2.01M
$1.76M – $2.35M
NOI $140,904 @ 7.0% cap · market cap 12.81%
Theoretical Best
Multifamily LT 5
$8.19M
$7.17M – $9.56M
NOI $573,598 @ 7.0% cap · market cap 52.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,364
Businesses Nearby
Explore this area
Business Placement
Demographics for 48060, MI
39,775
Population
18,066
Households
2.2
Avg Household Size
39
Median Age
17%
College-Educated
89%
High-School Grad
20.7 sq mi
ZIP Area
1,921
Density / Sq Mi
$51,342
Median Household Income
$32,017
Median Earnings
$1,005
Median Rent
$152,000
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 Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Five commercial units and four residences create a flexible business and rental configuration.
Where is this mixed-use property located?
The property is located at 802-812 Lapeer Avenue Port Huron, MI.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 10,900‑square‑foot mixed‑use property on 0.48 acres; Five commercial units and four upper‑level residential units; Three vacant commercial spaces ranging from approximately 750‑2,640 SF
