Standalone Flex Facility with
For Sale
$599,000
10460 N Holly Road, Holly, MI 48442
Industrial-zoned property combines insulated work areas, loading access, and finished office space with dedicated HVAC.
Property Size6,105 SF
Lot Size1.77 Acres
Price / SF$98.20
Days on Market8
Property Features for 10460 N Holly Road
General Information
Standard status
Active
Size
6,105 SF
Lot size
1.77 Acres
Property subtype
Commercial
Zoning
Industrial
Warehouse & Industrial
Clear Height
8 ft
Warehouse Space
5,000 SF
Office Build-Out
1,500 SF
Power
400 amps
Additional Details
Utilities to Site
Yes
Amenities
high-efficiency LED lighting
fully insulated
lobby
private offices
full kitchen
bathroom
dedicated HVAC
Building Details
Building Size
6,105 SF
Buildings
1
Listing Agency:
Keller Williams First
(810) 348-7512
Listed By:
Lynn M Mattila · License #123055
Source:
Buyatthelake
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 29 at 10:23AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams First
Investment Insights
Based on property information with market context.
This standalone flex facility provides 6,100 square feet across warehouse and office components on 1.77 acres of light industrial land. The 5,000-square-foot warehouse is separated into two sections, with insulated work areas, upgraded high-efficiency LED lighting, radiant tube heating in one section, three 8-foot overhead doors, an 8-foot clear height, and a central partition reaching 14 feet 9 inches.
The 1,500-square-foot office area includes a lobby, two private offices, a full kitchen, and a bathroom. Dedicated HVAC supports the finished space, while city water and sewer serve the property. A 400-amp electrical service accommodates operations requiring substantial power, including precision electronics and advanced fabrication. The property is located in the Grand Blanc/Holly corridor at 10460 N Holly Road in Holly, Michigan.
The 1,500-square-foot office area includes a lobby, two private offices, a full kitchen, and a bathroom. Dedicated HVAC supports the finished space, while city water and sewer serve the property. A 400-amp electrical service accommodates operations requiring substantial power, including precision electronics and advanced fabrication. The property is located in the Grand Blanc/Holly corridor at 10460 N Holly Road in Holly, Michigan.
Key Highlights
- 6,100 SF standalone flex facility on 1.77 acres
- 5,000 SF warehouse divided into two sections
- Three 8 ft overhead doors with 8 ft clear‑height
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
$36,700
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
6.13%
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%
$734,000
$734.0K
Cap Rate 7%
$524,286
$524.3K
Cap Rate 9%
$407,778
$407.8K
Market Conditions
NOI Build-Up for 6,100 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
$44.8K $7.35/SF
− Vacancy
−$1.7K −$0.27/SF
EGI
$43.2K $7.08/SF
− OpEx
−$6.5K −$1.06/SF
NOI
$36.7K $6.02/SF
Area
Oakland County, MI
Vacancy
3.70%
Lease Rate
$7.35 /SF/Yr
Expense Ratio
15.00%
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%
$734,000
Cap Rate 7%
$524,286
Cap Rate 9%
$407,778
Alternative Uses
Best Use
Flex RnD
$901.3K
$788.6K – $1.05M
NOI $63,091 @ 7.0% cap · market cap 10.53%
Second Best
Warehouse
$524.3K
$458.8K – $611.7K
NOI $36,700 @ 7.0% cap · market cap 6.13%
Theoretical Best
Specialty Retail
$1.32M
$1.15M – $1.54M
NOI $92,100 @ 7.0% cap · market cap 15.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8 ft
Clear height
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
34
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48442, MI
21,803
Population
9,722
Households
2.2
Avg Household Size
42
Median Age
29%
College-Educated
94%
High-School Grad
85.9 sq mi
ZIP Area
254
Density / Sq Mi
$80,281
Median Household Income
$50,769
Median Earnings
$1,243
Median Rent
$252,500
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?
Flex space - Industrial-zoned property combines insulated work areas, loading access, and finished office space with dedicated HVAC.
Where is this flex space located?
The property is located at 10460 N Holly Road Holly, MI.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 6,100 SF standalone flex facility on 1.77 acres; 5,000 SF warehouse divided into two sections; Three 8 ft overhead doors with 8 ft clear‑height
