Retail Building with Updated
New
For Sale
$500,000
8390 Gratiot Rd, Saginaw, MI 48609
B-4 zoning and a flexible layout support retail, office, medical, and service uses.
Property Size4,000 SF
Price / SF$125
Days on Market6
Property Features for 8390 Gratiot Rd
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Retail, Office
Zoning
B-4
Building Details
Building Size
4,000 SF
Year Renovated
2025
Buildings
1
Stories
1
Listing Agency:
CENTURY 21 Signature Realty
(989) 239-5581
Listed By:
Kenneth M. Kujawa · License #6502333762
(989) 239-5581
Source:
Cpix.resimplifi
Added: Aug 11
Changed: Aug 15
Last Checked: Aug 16 at 3:12AM
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 features updated flooring and a flexible interior arrangement. The layout is identified as suitable for retail, office, medical, and service operations, providing several established commercial use options within one building. The property carries B-4 zoning.
Located at 8390 Gratiot Rd in Saginaw, the building occupies a Meijer outlot in Thomas Township. Its position offers convenient access and exposure to daily traffic, supporting customer- and client-facing business activity.
Located at 8390 Gratiot Rd in Saginaw, the building occupies a Meijer outlot in Thomas Township. Its position offers convenient access and exposure to daily traffic, supporting customer- and client-facing business activity.
Key Highlights
- 4,000‑square‑foot commercial building
- Updated flooring and flexible interior layout
- B‑4 zoning
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
$39,150
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
7.83%
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%
$783,000
$783.0K
Cap Rate 7%
$559,286
$559.3K
Cap Rate 9%
$435,000
$435.0K
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
$60.0K $15.00/SF
− Vacancy
−$7.8K −$1.95/SF
EGI
$52.2K $13.05/SF
− OpEx
−$13.1K −$3.26/SF
NOI
$39.2K $9.79/SF
Area
Saginaw County, MI
Vacancy
13.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
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%
$783,000
Cap Rate 7%
$559,286
Cap Rate 9%
$435,000
Alternative Uses
Best Use
Office B
$559.3K
$489.4K – $652.5K
NOI $39,150 @ 7.0% cap · market cap 7.83%
Second Best
Retail
$425.6K
$372.4K – $496.5K
NOI $29,792 @ 7.0% cap · market cap 5.96%
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
27
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 Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - B-4 zoning and a flexible layout support retail, office, medical, and service uses.
Where is this retail space located?
The property is located at 8390 Gratiot Rd 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; Updated flooring and flexible interior layout; B‑4 zoning
