Redevelopment Opportunity on Clio
For Sale
Contact for pricing
Pending
3801 Clio Rd, Flint, MI 48504
Retail space with drive-thru, high visibility, and redevelopment potential.
Property Size1,708 SF
Days on Market1010
Property Features for 3801 Clio Rd
General Information
Standard status
Pending
Size
1,708 SF
Class
A
Property subtype
Retail
Zoning
Community Business (D-3)
Building Details
Year Built
1998
Listing Agency:
SRS Real Estate Partners Newport Beach
(248) 688-0630
Listed By:
Michael Carter · License #MI 6501369793
Source:
Crexi
Added: Nov 21, 2023
Changed: Aug 27
Last Checked: Aug 25 at 2:24PM
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 SRS Real Estate Partners Newport Beach
Investment Insights
Based on property information with market context.
This property presents an excellent opportunity for an owner-user or redevelopment project. Zoned Community Business (D-3), the site is equipped with a drive-thru. Situated along Clio Road, which sees 18,500 vehicles per day, the property offers excellent visibility and quick access to Interstate 75, with a traffic volume of 70,100 vehicles per day. The location benefits from nearby national and credit tenants within a strong retail corridor. The property is 1708 square feet and is located in an area with strong demographics within a 5-mile radius.
Key Highlights
- Excellent Visibility and High Traffic Location on Clio Road (18,500 VPD) with quick access to Interstate 75 (70,100 VPD)
- Community Business (D‑3) Zoning suitable for owner‑users or redevelopment
- Drive‑Thru Equipped for immediate use or adaptation
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
$17,731
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
4.17%
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%
$354,620
$354.6K
Cap Rate 7%
$253,300
$253.3K
Cap Rate 9%
$197,011
$197.0K
Market Conditions
NOI Build-Up for 1,708 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 $15.48/SF
− Vacancy
−$1.1K −$0.65/SF
EGI
$25.3K $14.83/SF
− OpEx
−$7.6K −$4.45/SF
NOI
$17.7K $10.38/SF
Area
Genesee County, MI
Vacancy
4.20%
Lease Rate
$15.48 /SF/Yr
Expense Ratio
30.00%
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%
$354,620
Cap Rate 7%
$253,300
Cap Rate 9%
$197,011
Alternative Uses
Best Use
Retail
$253.3K
$221.6K – $295.5K
NOI $17,731 @ 7.0% cap · market cap 4.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$359.4K
$314.5K – $419.3K
NOI $25,159 @ 7.0% cap · market cap 5.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
174
Businesses Nearby
Explore this area
Business Placement
Demographics for 48504, MI
24,266
Population
12,464
Households
1.9
Avg Household Size
37
Median Age
12%
College-Educated
87%
High-School Grad
14.7 sq mi
ZIP Area
1,651
Density / Sq Mi
$36,740
Median Household Income
$27,782
Median Earnings
$895
Median Rent
$48,500
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space with drive-thru, high visibility, and redevelopment potential.
Where is this retail space located?
The property is located at 3801 Clio Rd Flint, MI.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Excellent Visibility and High Traffic Location on Clio Road (18,500 VPD) with quick access to Interstate 75 (70,100 VPD); Community Business (D‑3) Zoning suitable for owner‑users or redevelopment; Drive‑Thru Equipped for immediate use or adaptation
