Shared Medical Office
New
For Sale
$852,150
9400 S Saginaw Road, Grand Blanc, MI 48439
Configured for medical or general office use with shared reception, staff support areas, restrooms, and break room.
Property Size3,751 SF
Price / SF$227.18
Days on Market4
Property Features for 9400 S Saginaw Road
General Information
Standard status
Active
Size
3,751 SF
Occupancy
50%
Additional Details
Road Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
Inca Realty, LLC
(810) 244-6302
Listed By:
Wilson Lahoud · License #6501303462
(810) 691-1485
Source:
Blueowlprop
Added: Sep 15
Last Checked: Sep 18 at 5:59AM
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 Inca Realty, LLC
Investment Insights
Based on property information with market context.
This 3,751-square-foot office property is configured for medical and general office use, with approximately half of the space occupied by an OBGYN practice. The shared layout includes a reception area, an open workspace for support staff, staff bathrooms, and a break room. Each tenant area is planned with 7–8 exam rooms or private offices.
The property is located at 9400 S Saginaw Road in Grand Blanc, within Augusta Park #2 and off S Saginaw St. Parking is available at the rear of the building. The existing configuration supports multiple occupants while providing common administrative and staff areas.
The property is located at 9400 S Saginaw Road in Grand Blanc, within Augusta Park #2 and off S Saginaw St. Parking is available at the rear of the building. The existing configuration supports multiple occupants while providing common administrative and staff areas.
Key Highlights
- 3,751‑square‑foot office property
- Medical and general office configuration
- Each tenant area includes 7–8 exam rooms or offices
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
$42,536
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
4.99%
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%
$850,720
$850.7K
Cap Rate 7%
$607,657
$607.7K
Cap Rate 9%
$472,622
$472.6K
Market Conditions
NOI Build-Up for 3,751 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
$81.0K $21.60/SF
− Vacancy
−$10.1K −$2.70/SF
EGI
$70.9K $18.90/SF
− OpEx
−$28.4K −$7.56/SF
NOI
$42.5K $11.34/SF
Area
Genesee County, MI
Vacancy
12.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
40.00%
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%
$850,720
Cap Rate 7%
$607,657
Cap Rate 9%
$472,622
Alternative Uses
Best Use
Healthcare Medical
$607.7K
$531.7K – $708.9K
NOI $42,536 @ 7.0% cap · market cap 4.99%
Second Best
Office B
$590.3K
$516.5K – $688.7K
NOI $41,322 @ 7.0% cap · market cap 4.85%
Theoretical Best
Office A
$789.3K
$690.7K – $920.9K
NOI $55,252 @ 7.0% cap · market cap 6.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
50%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48439, MI
51,719
Population
22,101
Households
2.3
Avg Household Size
41
Median Age
43%
College-Educated
96%
High-School Grad
54.5 sq mi
ZIP Area
949
Density / Sq Mi
$88,505
Median Household Income
$47,506
Median Earnings
$1,035
Median Rent
$250,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Configured for medical or general office use with shared reception, staff support areas, restrooms, and break room.
Where is this medical office space located?
The property is located at 9400 S Saginaw Road Grand Blanc, MI.
What is the asking price?
The asking price for this property is $852,150.
What are key features of this property?
This property features: 3,751‑square‑foot office property; Medical and general office configuration; Each tenant area includes 7–8 exam rooms or offices
