Worked Example: SBA 504 Owner-Occupied Retail Feasibility Study in Michigan
A worked example of the feasibility study a lender would read for an owner-occupied retail project in Michigan, financed with an SBA 504 loan.
What SBA's own loan files show about lending in the Battle Creek, MI Metro Area, every asset class together, and what a feasibility study for a project there has to test.
Battle Creek, MI is a metropolitan area, and its 220 SBA approvals in FY2017 to FY2026 carried $145.6 million in gross dollars. Battle Creek is a mid-table area: 297 of 928 by loans. In Battle Creek, MI, every asset class is pooled for Battle Creek. That view of Battle Creek is missing from MI and national tables.
Battle Creek's middle-half loans run $75,000 to $674,825, with $238,050 at the median. Battle Creek sits above the national level: its 1.14x ratio to the national median means Battle Creek requests sized nationally may look small. Battle Creek counts 206 loans under 7(a) and 14 under 504, so 7(a) carries the Battle Creek mix. Battle Creek franchise loans reach 13.6%, so brand standards often shape a Battle Creek request there.
Loan counts for Battle Creek's tracked classes peak at hotel and motel (13); limited-service restaurant (9); full-service restaurant (7); automotive mechanical repair (5). 141 Battle Creek loans sit outside the tracked classes, so Battle Creek operating businesses show up in these totals. Calhoun County, MI (220 loans) lead by county; a Battle Creek study names which county it covers. The Huntington National Bank ($8.9 million, 65 loans); Kellogg Community CU ($18.3 million, 22 loans); Fifth Third Bank ($10.3 million, 15 loans) lead 7(a) lending in Battle Creek. The Huntington National Bank, with 65 loans, tops the Battle Creek rows, each an SBA record of Battle Creek loans held or once held; none judges Battle Creek lenders.
Battle Creek, between FY2017 (27 loans) and FY2026 (13), peaked at 30 in FY2025 and bottomed at 13 in FY2020. Battle Creek cancellation after approval runs at 10.7% as a floor for Battle Creek approvals, FY2017 to FY2024, and 10.7% as a ceiling that counts Battle Creek loans still undisbursed as cancelled. Battle Creek prints no charge-off floor: of 220 loans, the cohort is too thin. Battle Creek withholds it; withheld is not zero. Battle Creek faces a geography limit: Battle Creek, MI uses the July 2023 definition; 220 loans are matched by county, and unplaceable Battle Creek loans are omitted, so Battle Creek counts and rates are floors.
For Battle Creek, a study tests Battle Creek demand within a defined trade area, since Calhoun County, MI dominates Battle Creek loan counts. If a Battle Creek concept resembles hotel and motel, Battle Creek offers size and lender precedent; other Battle Creek concepts must rest on their own Battle Creek evidence. The Battle Creek cost section uses local quotes; run Battle Creek debt service coverage for loans near $238,050 and near $674,825. Battle Creek appraisals compare within one submarket of Battle Creek, MI, not across averages. Nothing printed for Battle Creek predicts approval; each Battle Creek lender still reviews a study.
| Loans approved, FY2017 to FY2026 | 220 |
|---|---|
| Gross dollars approved | $145.6 million |
| Median loan | $238,050 |
| Middle half of loans, from | $75,000 |
| Middle half of loans, to | $674,825 |
| SBA 7(a) loans | 206 |
| SBA 504 loans | 14 |
| Franchise share of loans | 13.6% |
| Rank among metro and micro areas by loans | 297 of 928 |
| Median loan against the national median | 1.14x |
| Cancelled after approval, FY2017 to FY2024 approvals (a floor) | 10.7% |
|---|---|
| The same, counting loans still undisbursed as cancelled (a ceiling) | 10.7% |
| Charged off to date, FY2017 to FY2021 disbursed loans (a floor) | withheld |
Both rates are floors. SBA withholds the status of open loans, so a loan counts as charged off only once SBA reports it; a rate needs at least 30 loans in its cohort and is otherwise not reported.
SBA loans approved in the Battle Creek, MI Metro Area, by fiscal year
| Fiscal year | Loans | Dollars |
|---|---|---|
| FY2017 | 27 | $13.8 million |
| FY2018 | 24 | $18.6 million |
| FY2019 | 19 | $11.9 million |
| FY2020 | 13 | $10.3 million |
| FY2021 | 27 | $19.2 million |
| FY2022 | 25 | $25.7 million |
| FY2023 | 16 | $11.8 million |
| FY2024 | 26 | $9.6 million |
| FY2025 | 30 | $14.9 million |
| FY2026 | 13 | $9.6 million |
| Asset class | Loans |
|---|---|
| Not in any of the 39 asset classes | 141 |
| Hotel and motel | 13 |
| Limited-service restaurant | 9 |
| Full-service restaurant | 7 |
| Automotive mechanical repair (car and truck) | 5 |
Classes with 5 or more loans; smaller ones are withheld, and more where a small one could be derived.
| Lender | Loans | Dollars |
|---|---|---|
| The Huntington National Bank | 65 | $8.9 million |
| Kellogg Community CU | 22 | $18.3 million |
| Fifth Third Bank | 15 | $10.3 million |
| Highpoint Community Bank | 10 | $2.3 million |
| Live Oak Banking Company | 8 | $11.0 million |
Lenders with 5 or more loans here; a lender with fewer is not listed, and loans SBA or a receiver holds are counted but never listed as a lender.
| County | Loans |
|---|---|
| Calhoun County, MI | 220 |
Counties with 5 or more loans; smaller ones are not listed.
Metro is the CBSA (metropolitan or micropolitan statistical area) of the loan's project county, July 2023 delineation (OMB Bulletin 23-01). The county is matched by name (manifests/ld2/county-cbsa-map.csv); a loan whose county cannot be placed in a 2023 CBSA is left out of every metro.
All assets: every 7(a) and 504 approval in the metro, including those outside the 39 asset classes.
A value marked withheld rests on fewer than 5 loans, or is withheld so that such a figure cannot be derived from other published figures.
Source: U.S. Small Business Administration, 7(a) and 504 loan-level FOIA files (data.sba.gov), as of 2026-09-30; areas from the U.S. Census Bureau CBSA delineation, July 2023 (OMB Bulletin 23-01); Loan Analytics metro cell MT-12980.
A worked example of the feasibility study a lender would read for an owner-occupied retail project in Michigan, financed with an SBA 504 loan.
Loan Analytics prepares the feasibility study a lender reads before it commits: for a commercial project in the Battle Creek, MI Metro Area, financed under SBA 7(a), SBA 504, USDA Business and Industry or a conventional bank loan. Tell us the project and the lender's deadline, and we reply with scope, timeline and fee.
Start with the data.
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