Flex Space with Drive-Through
For Sale
$475,000
25530 Little Mack Avenue, Saint Clair Shores, MI 48081
COM/IND/BUS OPP, Saint Clair Shores, MI
Property Size2,400 SF
Lot Size0.10 Acres
Price / SF$197.92
Days on Market87
Property Features for 25530 Little Mack Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Main Street
Subdivision
St Clair Shores (50027)
Standard status
Active
APN
09-14-22-352-039
Size
2,400 SF
Lot size
0.10 Acres
Utilities
Heating system
Forced Air
Water source
Public
Building Details
Year built
1987
Roof type
Flat, Shingle
Listing Agency:
Pilot Property Group - Residential LLC
(586) 254-0900
Listed By:
Anthony Rubino · License #6502425251
(586) 873-5419
Added: Jun 2
Changed: Aug 19
Last Checked: Aug 27 at 11:06PM
MLS# 50209807
Copyright © 2026 Multiple Listing Service MiRealSource. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,400-square-foot flex property combines a reception area, executive office, additional office, restroom, and shop space. Bay doors provide drive-through capability, while a floor drain supports shop functionality. The building was constructed in 1987 and features forced-air heating, public water, and a combination flat and shingle roof system.
Located at 25530 Little Mack Avenue in Saint Clair Shores, the property has a curb cut directly onto Little Mack Avenue. I-94 and I-696 are both accessible within minutes. The site encompasses 0.1 acres and is currently occupied; showings and inquiries are coordinated through the listing broker.
Located at 25530 Little Mack Avenue in Saint Clair Shores, the property has a curb cut directly onto Little Mack Avenue. I-94 and I-696 are both accessible within minutes. The site encompasses 0.1 acres and is currently occupied; showings and inquiries are coordinated through the listing broker.
Key Highlights
- 2,400 square feet of flex space with office and shop areas
- Bay doors provide drive‑through capability
- Curb cut directly onto Little Mack Avenue
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
$27,259
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
5.74%
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%
$545,180
$545.2K
Cap Rate 7%
$389,414
$389.4K
Cap Rate 9%
$302,878
$302.9K
Market Conditions
NOI Build-Up for 2,400 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
$47.5K $19.80/SF
− Vacancy
−$5.6K −$2.33/SF
EGI
$41.9K $17.47/SF
− OpEx
−$14.7K −$6.12/SF
NOI
$27.3K $11.36/SF
Area
Macomb County, MI
Vacancy
11.75%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
35.00%
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%
$545,180
Cap Rate 7%
$389,414
Cap Rate 9%
$302,878
Alternative Uses
Best Use
Flex RnD
$389.4K
$340.7K – $454.3K
NOI $27,259 @ 7.0% cap · market cap 5.74%
Second Best
Industrial
$184.9K
$161.8K – $215.7K
NOI $12,941 @ 7.0% cap · market cap 2.72%
Theoretical Best
Specialty Retail
$449.3K
$393.2K – $524.2K
NOI $31,452 @ 7.0% cap · market cap 6.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
870
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48081, MI
20,496
Population
9,669
Households
2.1
Avg Household Size
45
Median Age
27%
College-Educated
95%
High-School Grad
3.9 sq mi
ZIP Area
5,255
Density / Sq Mi
$75,735
Median Household Income
$51,140
Median Earnings
$1,272
Median Rent
$202,400
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Office and shop areas connect through bay doors with direct curb-cut access.
Where is this flex space located?
The property is located at 25530 Little Mack Avenue Saint Clair Shores, MI.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 2,400 square feet of flex space with office and shop areas; Bay doors provide drive‑through capability; Curb cut directly onto Little Mack Avenue
