Live-Work Property with Side
For Sale
$219,900
9326 Vienna Road, Montrose, MI 48457
COMMERCIAL - Montrose, MI
Property Size1,550 SF
Lot Size1.00 Acre
Price / SF$141.87
Days on Market377
Property Features for 9326 Vienna Road
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Exterior features
Wheelchair Access
Accessibility
Accessible Approach with Ramp
Lot features
Main Street, Rural
Subdivision
Montrose Twp (25012)
Standard status
Active
APN
13-15-551-016
Size
1,550 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4844
Utilities
Heating system
Forced Air, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1975
Roof type
Asphalt
Listing Agency:
Century 21 Signature Realty · Century 21 Real Estate
(810) 659-3161
Listed By:
Diane Bruner · License #124456
(810) 691-9194
Added: Aug 1, 2025
Changed: Aug 4
Last Checked: Aug 12 at 11:06AM
MLS# 50183838
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 updated live-work property features a bright, open-concept interior with three bedrooms and one full plus two half baths. A side-entry office includes a private area and an additional half bath, providing a dedicated workspace within the home.
Set on a beautifully treed one-acre lot with 223 feet of frontage, the property offers extensive parking and is centrally located minutes from expressways.
The site’s residential and light commercial zoning supports a range of uses, while the layout accommodates both everyday living space and an on-site office component.
Set on a beautifully treed one-acre lot with 223 feet of frontage, the property offers extensive parking and is centrally located minutes from expressways.
The site’s residential and light commercial zoning supports a range of uses, while the layout accommodates both everyday living space and an on-site office component.
Key Highlights
- 1975‑built 3‑bedroom home with 1 full and 2 half baths and a reported 1,550 SF of living space
- Residential and light commercial zoning allows a variety of uses
- 1‑acre treed lot with 223 ft of frontage and an extensive parking 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
$17,075
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
7.76%
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%
$341,500
$341.5K
Cap Rate 7%
$243,929
$243.9K
Cap Rate 9%
$189,722
$189.7K
Market Conditions
NOI Build-Up for 1,550 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
$26.4K $17.04/SF
− Vacancy
−$3.6K −$2.35/SF
EGI
$22.8K $14.69/SF
− OpEx
−$5.7K −$3.67/SF
NOI
$17.1K $11.02/SF
Area
Genesee County, MI
Vacancy
13.80%
Lease Rate
$17.04 /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%
$341,500
Cap Rate 7%
$243,929
Cap Rate 9%
$189,722
Alternative Uses
Best Use
Office B
$243.9K
$213.4K – $284.6K
NOI $17,075 @ 7.0% cap · market cap 7.76%
Second Best
Mixed Use
$211.7K
$185.3K – $247.0K
NOI $14,822 @ 7.0% cap · market cap 6.74%
Theoretical Best
Office A
$326.2K
$285.4K – $380.5K
NOI $22,831 @ 7.0% cap · market cap 10.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 48457, MI
8,186
Population
3,438
Households
2.4
Avg Household Size
42
Median Age
14%
College-Educated
88%
High-School Grad
43.0 sq mi
ZIP Area
190
Density / Sq Mi
$64,583
Median Household Income
$32,679
Median Earnings
$864
Median Rent
$164,500
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?
Single family property - Updated home with a side-entry office area and residential/light commercial zoning for flexible use options.
Where is this single family property located?
The property is located at 9326 Vienna Road Montrose, MI.
What is the asking price?
The asking price for this property is $219,900.
What are key features of this property?
This property features: 1975‑built 3‑bedroom home with 1 full and 2 half baths and a reported 1,550 SF of living space; Residential and light commercial zoning allows a variety of uses; 1‑acre treed lot with 223 ft of frontage and an extensive parking area
