Updated Live-Work
For Sale
$239,900
9326 Vienna Road, Montrose, MI 48457
The property combines residential and light-commercial zoning with a side-entry office and private work area.
Property Size1,550 SF
Lot Size1.00 Acre
Days on Market42
Property Features for 9326 Vienna Road
General Information
Standard status
Active
Size
1,550 SF
Lot size
1.00 Acre
Property subtype
Commercial
Additional Details
Highway Access
Yes
Building Details
Building Size
1,550 SF
Year Built
1975
Listing Agency:
Century 21 Signature Realty
(810) 691-9194
Listed By:
Diane M Bruner · License #124456
Source:
Erareardonrealty
Added: Jul 20
Changed: Aug 30
Last Checked: Aug 30 at 1:53AM
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 updated live-work property includes 1550 square feet, three bedrooms, one full bathroom, and two half baths. A side-entry office provides a separate private area with its own half bath, creating a clear distinction between the main residence and workspace. The layout is complemented by an open interior design and an extensive parking area.
Set on a beautifully treed 1-acre lot at 9326 Vienna Road in Montrose, Michigan, the property offers 223 ft of frontage and is minutes from expressways. Residential and light-commercial zoning accommodate the combined home-and-office configuration described for the property. Built in 1975, the asset provides an established structure for live-work use.
Set on a beautifully treed 1-acre lot at 9326 Vienna Road in Montrose, Michigan, the property offers 223 ft of frontage and is minutes from expressways. Residential and light-commercial zoning accommodate the combined home-and-office configuration described for the property. Built in 1975, the asset provides an established structure for live-work use.
Key Highlights
- Updated 1550 sq feet live‑work property
- Three bedrooms, 1 full and 2 half baths
- Side‑entry office with private area and 1/2 bath
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
7.12%
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 7.12%
Second Best
Mixed Use
$211.7K
$185.3K – $247.0K
NOI $14,822 @ 7.0% cap · market cap 6.18%
Theoretical Best
Office A
$326.2K
$285.4K – $380.5K
NOI $22,831 @ 7.0% cap · market cap 9.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
29
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?
Live-work space - The property combines residential and light-commercial zoning with a side-entry office and private work area.
Where is this live-work space located?
The property is located at 9326 Vienna Road Montrose, MI.
What is the asking price?
The asking price for this property is $239,900.
What are key features of this property?
This property features: Updated 1550 sq feet live‑work property; Three bedrooms, 1 full and 2 half baths; Side‑entry office with private area and 1/2 bath
