Retail Building with Updated
For Sale
Contact for pricing
8390 Gratiot, Saginaw, MI 48609
Versatile commercial layout accommodates retail, office, medical, and service uses.
Property Size4,000 SF
Price / SF$125
Days on Market9
Property Features for 8390 Gratiot
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Retail
Additional Details
Anchor Co-Tenants
Meijer
Building Details
Year Built
1980
Buildings
1
Listing Agency:
CENTURY 21 Signature Realty
(989) 921-7000
Listed By:
Kenneth Kujawa · License #6502333762
Source:
Crexi
Added: Aug 12
Changed: Aug 20
Last Checked: Aug 20 at 8:34AM
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 CENTURY 21 Signature Realty
Investment Insights
Based on property information with market context.
This 4,000-square-foot retail property was built in 1980 and includes updated flooring with a flexible interior layout. The space is suited to retail, office, medical, or service-oriented occupancy, providing a practical configuration for several commercial applications.
Located at 8390 Gratiot in Saginaw, Michigan, the building occupies a Meijer outlot in Thomas Township. Its position offers exposure along a heavily trafficked commercial corridor, with convenient access for customers and occupants. The property combines a recognizable retail setting with a versatile building format for an owner-user or operator seeking a commercial location.
Located at 8390 Gratiot in Saginaw, Michigan, the building occupies a Meijer outlot in Thomas Township. Its position offers exposure along a heavily trafficked commercial corridor, with convenient access for customers and occupants. The property combines a recognizable retail setting with a versatile building format for an owner-user or operator seeking a commercial location.
Key Highlights
- 4,000‑square‑foot commercial building
- Built in 1980
- Updated flooring and flexible interior layout
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
$29,792
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
5.96%
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%
$595,840
$595.8K
Cap Rate 7%
$425,600
$425.6K
Cap Rate 9%
$331,022
$331.0K
Market Conditions
NOI Build-Up for 4,000 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
$51.8K $12.96/SF
− Vacancy
−$9.3K −$2.32/SF
EGI
$42.6K $10.64/SF
− OpEx
−$12.8K −$3.19/SF
NOI
$29.8K $7.45/SF
Area
Saginaw County, MI
Vacancy
17.90%
Lease Rate
$12.96 /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%
$595,840
Cap Rate 7%
$425,600
Cap Rate 9%
$331,022
Alternative Uses
Best Use
Retail
$425.6K
$372.4K – $496.5K
NOI $29,792 @ 7.0% cap · market cap 5.96%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$739.0K
$646.7K – $862.2K
NOI $51,732 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Explore this area
Business Placement
Demographics for 48609, MI
12,082
Population
5,494
Households
2.2
Avg Household Size
50
Median Age
26%
College-Educated
93%
High-School Grad
44.8 sq mi
ZIP Area
270
Density / Sq Mi
$78,800
Median Household Income
$43,865
Median Earnings
$903
Median Rent
$166,400
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Versatile commercial layout accommodates retail, office, medical, and service uses.
Where is this retail space located?
The property is located at 8390 Gratiot Saginaw, MI.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: 4,000‑square‑foot commercial building; Built in 1980; Updated flooring and flexible interior layout
