Light Industrial Office
For Sale
$310,000
3165 County Farm Road, Jackson, MI 49201
COMMERCIAL - Jackson, MI
Property Size1,880 SF
Lot Size0.83 Acres
Price / SF$164.89
Days on Market223
Property Features for 3165 County Farm Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
I-1 Light Indus
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking
23
Elementary school district
Northwest
Middle school district
Northwest
High school district
Northwest
Directions
Airport Rd to County Farm Rd
Subdivision
Jackson County - JX
Standard status
Active
APN
000-08-29-127-003-00
Size
1,880 SF
Lot size
0.83 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
LOT 30 SCHEELE INDUSTRIAL SUBDIVISION NO. 2 DDA
Tax Annual Amount
7018
Legal Description
LOT 30 SCHEELE INDUSTRIAL SUBDIVISION NO. 2 DDA
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1997
Floors in Building
1
Number of units
1
Building materials
Vinyl Siding
Listing Agency:
Five Star Real Estate-Jackson
(517) 544-0200
Listed By:
Jessica N Villarreal · License #6501386386
(517) 206-7478
Added: Jan 11
Changed: Aug 4
Last Checked: Aug 22 at 12:06PM
MLS# 26001239
Copyright © 2026 Michigan Regional Information Center, LLC. 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 light industrial office building includes a concrete block foundation, roof, gutters, siding, insulation, and most windows. Additional improvements feature an alarm system, new A/C unit (2026), new sump pump (2026), and new outdoor cameras (2026). The driveway topcoat was completed in 2025, and the property provides 23 parking spaces, served by city water and township sewer.
The offering is on approximately 0.83 acres and is located in a high-traffic area near major retailers. It is about one-quarter mile from I-94, providing convenient access and visibility.
The property is zoned I1 light industrial, and offices have been allowed in the past; prospective users should confirm current permitting requirements with Blackman Township.
The offering is on approximately 0.83 acres and is located in a high-traffic area near major retailers. It is about one-quarter mile from I-94, providing convenient access and visibility.
The property is zoned I1 light industrial, and offices have been allowed in the past; prospective users should confirm current permitting requirements with Blackman Township.
Key Highlights
- Approximately 0.8‑acre property in I1 light industrial zoning (Blackman Township offices may have been allowed in the past—buyer to verify).
- Convenient access near I‑94, about 1/4 mile away, with a driveway topcoat completed in 2025 and 23 parking spaces.
- Extensive updates include roof, gutters, vinyl siding, insulation, most windows, and a concrete block foundation.
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
$15,756
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
5.08%
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%
$315,120
$315.1K
Cap Rate 7%
$225,086
$225.1K
Cap Rate 9%
$175,067
$175.1K
Market Conditions
NOI Build-Up for 1,880 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
$27.1K $14.40/SF
− Vacancy
−$6.1K −$3.23/SF
EGI
$21.0K $11.17/SF
− OpEx
−$5.3K −$2.79/SF
NOI
$15.8K $8.38/SF
Area
Jackson County, MI
Vacancy
22.40%
Lease Rate
$14.40 /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%
$315,120
Cap Rate 7%
$225,086
Cap Rate 9%
$175,067
Alternative Uses
Best Use
Office B
$225.1K
$197.0K – $262.6K
NOI $15,756 @ 7.0% cap · market cap 5.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$300.1K
$262.6K – $350.1K
NOI $21,008 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
199
Businesses Nearby
Explore this area
Business Placement
Demographics for 49201, MI
47,747
Population
18,102
Households
2.6
Avg Household Size
41
Median Age
23%
College-Educated
92%
High-School Grad
155.0 sq mi
ZIP Area
308
Density / Sq Mi
$71,714
Median Household Income
$36,390
Median Earnings
$945
Median Rent
$202,900
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?
Office building - Light industrial property with enclosed office areas and updated building systems, plus 23 parking spaces.
Where is this office building located?
The property is located at 3165 County Farm Road Jackson, MI.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Approximately 0.8‑acre property in I1 light industrial zoning (Blackman Township offices may have been allowed in the past—buyer to verify).; Convenient access near I‑94, about 1/4 mile away, with a driveway topcoat completed in 2025 and 23 parking spaces.; Extensive updates include roof, gutters, vinyl siding, insulation, most windows, and a concrete block foundation.
