Live-Work Property with Side
For Sale
$219,900
9326 VIENNA RD, Montrose, MI 48457
Updated open-concept home includes a side-entry office with a private area and an additional half bath.
Property Size1,550 SF
Lot Size1.00 Acre
Price / SF$141.87
Days on Market377
Property Features for 9326 VIENNA RD
General Information
Standard status
Active
Size
1,550 SF
Lot size
1.00 Acre
Property subtype
Industrial
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
Central Air
3
Laminate
Asphalt
223
Building Details
Year Built
1975
Listing Agency:
Century 21 Signature Realty
(810) 691-9194
Listed By:
Diane Bruner · License #124456
(810) 691-9194
Source:
Xome
Added: Jul 31, 2025
Changed: Aug 8
Last Checked: Aug 11 at 4:48AM
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 features a bright, open-concept layout with three bedrooms and three bathrooms total, including one full bath and two half baths. A side-entry office includes a private area and a half bath, providing a dedicated space that can support light commercial activity while maintaining the comforts of a home.
The property is zoned residential and light commercial. It sits on a beautiful, treed one-acre lot with 223 feet of frontage and an extensive parking area, with access described as minutes from expressways.
Overall, the combination of an on-site office and the residential-plus-light-commercial zoning makes the configuration suited to users looking for one property that can accommodate both everyday living space and an office component.
The property is zoned residential and light commercial. It sits on a beautiful, treed one-acre lot with 223 feet of frontage and an extensive parking area, with access described as minutes from expressways.
Overall, the combination of an on-site office and the residential-plus-light-commercial zoning makes the configuration suited to users looking for one property that can accommodate both everyday living space and an office component.
Key Highlights
- 1550 sq ft updated home with an open‑concept layout
- 3 bedrooms with 1 full bath and 2 half baths
- Side‑entry office with private area and an additional 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
7.76%
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
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
156
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
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Frequently Asked Questions
What type of property is this?
Live-work space - Updated open-concept home includes a side-entry office with a private area and an additional half bath.
Where is this live-work space located?
The property is located at 9326 VIENNA RD 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: 1550 sq ft updated home with an open‑concept layout; 3 bedrooms with 1 full bath and 2 half baths; Side‑entry office with private area and an additional 1/2 bath
