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 Holland, MI Micro Area, every asset class together, and what a feasibility study for a project there has to test.
Holland is a micropolitan statistical area, Allegan County in the data, with 344 SBA approvals for FY2017 to FY2026 and $127.7 million gross, rank 216 of 928; 302 are 7(a) and 42 are 504. Holland has a median loan of $115,000. Holland stands at 0.55x the national figure; in Holland, half of loans run $46,000 to $421,500. Brands hold 6.4% of the count, a low share.
Holland's list opens with full-service restaurant, 28 loans, and limited-service restaurant, 14, then automotive mechanical repair at 9, liquor store at 6 and coffee shop and snack bar at 5; 254 loans sit outside them. Count was 28 loans and $6.2 million in FY2017, peaked at 51 loans and $25.3 million in FY2021, sank to 22 loans and $4.8 million in FY2020 and ended at 27 loans and $18.5 million in FY2026, a much larger dollar total on a similar count.
The Huntington National Bank holds 197 loans and $29.7 million under 7(a), a commanding share against Horizon Bank at 11 loans and $6.1 million and BayFirst National Bank at 7 loans and $2.2 million. Michigan Certified Development Corporation leads 504 with 24 loans and $28.8 million, and Great Lakes Commercial Finance holds 18 loans and $11.6 million. Holland lists come from SBA's holder records. Holland names hold or held the loans shown. Holland volume is no lender's verdict. Holland counts state no requirement.
In Holland, cancellations ran at least 8.5%. That covers Holland approvals FY2017 to FY2024. Holland reaches 11.0% with undisbursed loans included. Holland charge-offs are withheld. The Holland cohort is too thin; Holland is not a zero. Holland floors rise if open Holland loans go bad. Counties build Holland. By name, Holland matches each project's county; Holland follows the July 2023 delineation. Holland drops loans with unplaceable counties, and Holland counts approvals outside named classes. Holland is small, so Holland work should be proportionate: site demand, an honest budget, a weak-year debt service run and value from Allegan County sales; a liquor store adds licence transferability, a coffee shop ticket size and rent. Daniel Smith, MAI, names each Holland study. Holland studies are prepared by Loan Analytics.
| Loans approved, FY2017 to FY2026 | 344 |
|---|---|
| Gross dollars approved | $127.7 million |
| Median loan | $115,000 |
| Middle half of loans, from | $46,000 |
| Middle half of loans, to | $421,500 |
| SBA 7(a) loans | 302 |
| SBA 504 loans | 42 |
| Franchise share of loans | 6.4% |
| Rank among metro and micro areas by loans | 216 of 928 |
| Median loan against the national median | 0.55x |
| Cancelled after approval, FY2017 to FY2024 approvals (a floor) | 8.5% |
|---|---|
| The same, counting loans still undisbursed as cancelled (a ceiling) | 11.0% |
| 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 Holland, MI Micro Area, by fiscal year
| Fiscal year | Loans | Dollars |
|---|---|---|
| FY2017 | 28 | $6.2 million |
| FY2018 | 45 | $13.4 million |
| FY2019 | 38 | $8.7 million |
| FY2020 | 22 | $4.8 million |
| FY2021 | 51 | $25.3 million |
| FY2022 | 23 | $11.1 million |
| FY2023 | 36 | $6.2 million |
| FY2024 | 39 | $17.5 million |
| FY2025 | 35 | $16.0 million |
| FY2026 | 27 | $18.5 million |
| Asset class | Loans |
|---|---|
| Not in any of the 39 asset classes | 254 |
| Full-service restaurant | 28 |
| Limited-service restaurant | 14 |
| Automotive mechanical repair (car and truck) | 9 |
| Liquor store | 6 |
| Coffee shop and snack bar | 5 |
Classes with 5 or more loans; smaller ones are withheld, and more where a small one could be derived.
| Lender | Loans | Dollars |
|---|---|---|
| Michigan Certified Development Corporation | 24 | $28.8 million |
| Great Lakes Commercial Finance | 18 | $11.6 million |
| Lender | Loans | Dollars |
|---|---|---|
| The Huntington National Bank | 197 | $29.7 million |
| Horizon Bank | 11 | $6.1 million |
| BayFirst National Bank | 7 | $2.2 million |
| ChoiceOne Bank | 5 | $3.7 million |
| Fifth Third Bank | 5 | $1.7 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 |
|---|---|
| Allegan County, MI | 344 |
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-26090.
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 Holland, MI Micro 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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