Front-Facing Retail
For Sale
$225,000
H-11225 S Saginaw St, Grand Blanc, MI 48439
Commercial unit at the front of a larger downtown development with ample parking.
Property Size950 SF
Price / SF$236.84
Days on Market186
Property Features for H-11225 S Saginaw St
General Information
Standard status
Active
Size
950 SF
Taxes and HOA fees
Annual Taxes
$2,382
Listing Agency:
Berkshire Hathaway Homeservices - TC
(231) 350-8039
Listed By:
Jonathan Crane · License #6501400690
(231) 350-8039
Source:
Exprealty
Added: Feb 25
Changed: Aug 29
Last Checked: Aug 29 at 6:19PM
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 Berkshire Hathaway Homeservices - TC
Investment Insights
Based on property information with market context.
This 950-square-foot commercial unit is positioned at the front of a larger development in downtown Grand Blanc. The space is identified for retail or office use, giving an owner flexibility in planning the business environment and interior layout.
Its placement within the development provides increased exposure relative to interior units, while ample parking serves the property. The surrounding development includes neighboring businesses that contribute to the established commercial setting.
Its placement within the development provides increased exposure relative to interior units, while ample parking serves the property. The surrounding development includes neighboring businesses that contribute to the established commercial setting.
Key Highlights
- 950 square feet of commercial space
- Suitable for retail or office use
- Located at the front of a larger development
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
$10,466
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
4.65%
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%
$209,320
$209.3K
Cap Rate 7%
$149,514
$149.5K
Cap Rate 9%
$116,289
$116.3K
Market Conditions
NOI Build-Up for 950 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
$16.2K $17.04/SF
− Vacancy
−$2.2K −$2.35/SF
EGI
$14.0K $14.69/SF
− OpEx
−$3.5K −$3.67/SF
NOI
$10.5K $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%
$209,320
Cap Rate 7%
$149,514
Cap Rate 9%
$116,289
Alternative Uses
Best Use
Office B
$149.5K
$130.8K – $174.4K
NOI $10,466 @ 7.0% cap · market cap 4.65%
Second Best
Retail
$140.9K
$123.3K – $164.4K
NOI $9,862 @ 7.0% cap · market cap 4.38%
Theoretical Best
Office A
$199.9K
$174.9K – $233.2K
NOI $13,993 @ 7.0% cap · market cap 6.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
695
Businesses Nearby
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
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?
Retail space - Commercial unit at the front of a larger downtown development with ample parking.
Where is this retail space located?
The property is located at H-11225 S Saginaw St Grand Blanc, MI.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 950 square feet of commercial space; Suitable for retail or office use; Located at the front of a larger development
