Fenced Flex Space with Pole
For Sale
$475,000
8622 Dixie Highway, Fair Haven, MI 48023
COM/IND/BUS OPP, Fair Haven, MI
Property Size3,571 SF
Lot Size1.40 Acres
Price / SF$133.02
Days on Market163
Property Features for 8622 Dixie Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Exterior features
Fenced Yard
Fencing
Fenced
Subdivision
Bowers Fair Haven
Lot features
Main Street
Standard status
Active
APN
23-640-0123-000
Size
3,571 SF
Lot size
1.40 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9095
Utilities
Heating system
Forced Air
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Amenities
5 bathrooms
kitchen area
private offices and/or conference space
two newer furnaces & A/C units
tankless hot water systems
fully fenced
covered porch
Listing Agency:
Berkshire Hathaway HomeServices Kee Realty · Real Living
(586) 840-0400
Listed By:
Bill Minor · License #MISPE-6501243324
(586) 530-1059
Added: Mar 23
Changed: Aug 22
Last Checked: Sep 1 at 9:06PM
MLS# 50202250
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 1.4-acre commercial property at 8622 Dixie Highway includes a 3,571-square-foot main building with 2,245 square feet of open area, five bathrooms, a kitchen area, and separate offices or conference rooms. Building systems include two newer furnaces, A/C units, and tankless hot water systems. A 30' x 40' pole barn adds functional outbuilding space and includes a 40' x 13' covered porch.
The site offers 182 feet of frontage along M-29 in Fair Haven, approximately 3 miles from New Baltimore. The fully fenced property includes 6,400 square feet of concrete parking, with access and visibility from M-29. Flexible commercial zoning and public water support a range of business configurations.
The site offers 182 feet of frontage along M-29 in Fair Haven, approximately 3 miles from New Baltimore. The fully fenced property includes 6,400 square feet of concrete parking, with access and visibility from M-29. Flexible commercial zoning and public water support a range of business configurations.
Key Highlights
- 1.4‑acre commercial parcel with 182 feet of frontage on M‑29
- 3,571‑square‑foot main building with 2,245 square feet of open area
- Five bathrooms, kitchen area, offices or conference rooms, and updated mechanical systems
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
$43,260
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
9.11%
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%
$865,200
$865.2K
Cap Rate 7%
$618,000
$618.0K
Cap Rate 9%
$480,667
$480.7K
Market Conditions
NOI Build-Up for 3,571 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
$71.6K $20.04/SF
− Vacancy
−$5.0K −$1.40/SF
EGI
$66.6K $18.64/SF
− OpEx
−$23.3K −$6.52/SF
NOI
$43.3K $12.11/SF
Area
St. Clair County, MI
Vacancy
7.00%
Lease Rate
$20.04 /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%
$865,200
Cap Rate 7%
$618,000
Cap Rate 9%
$480,667
Alternative Uses
Best Use
Retail
$659.5K
$577.0K – $769.4K
NOI $46,162 @ 7.0% cap · market cap 9.72%
Second Best
Flex RnD
$618.0K
$540.8K – $721.0K
NOI $43,260 @ 7.0% cap · market cap 9.11%
Theoretical Best
Multifamily LT 5
$2.68M
$2.35M – $3.13M
NOI $187,919 @ 7.0% cap · market cap 39.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
80
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 48023, MI
4,967
Population
2,375
Households
2.1
Avg Household Size
45
Median Age
22%
College-Educated
93%
High-School Grad
17.0 sq mi
ZIP Area
292
Density / Sq Mi
$79,345
Median Household Income
$35,449
Median Earnings
$1,277
Median Rent
$236,600
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Adaptable commercial improvements include office, open area, kitchen, bathrooms, and a pole barn.
Where is this flex space located?
The property is located at 8622 Dixie Highway Fair Haven, 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: 1.4‑acre commercial parcel with 182 feet of frontage on M‑29; 3,571‑square‑foot main building with 2,245 square feet of open area; Five bathrooms, kitchen area, offices or conference rooms, and updated mechanical systems
