Updated Flex
For Sale
$192,500
1105 E Beecher Street, Adrian, MI 49221
COM/IND/BUS OPP, Adrian, MI
Property Size1,632 SF
Lot Size1.03 Acres
Price / SF$117.95
Days on Market329
Property Features for 1105 E Beecher Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Subdivision
Adrian (46025)
Standard status
Active
APN
XA0-610-0032-01 & 610-0030-01
Size
1,632 SF
Lot size
1.03 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
5760
Utilities
Water source
Public
Building Details
Year built
1941
Listing Agency:
Foundation Realty, LLC
(517) 266-8888
Listed By:
Mark Baker · License #6502138749
(517) 206-2121
Added: Oct 17, 2025
Changed: Aug 19
Last Checked: Sep 10 at 8:06AM
MLS# 50191797
Copyright © 2026 Lenawee County Association of REALTORS®. 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 flex space includes 1,632 square feet of commercial building area on a 1.03-acre parcel. The improvements date to 1941 and have received updates, providing an existing structure for flexible commercial operations.
The property is located at 1105 E Beecher Street in Adrian, Michigan, within Lenawee County. Public water serves the site.
The property is located at 1105 E Beecher Street in Adrian, Michigan, within Lenawee County. Public water serves the site.
Key Highlights
- 1,632 square feet of commercial building area
- 1.03‑acre parcel
- Updates completed to the existing improvements
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
$15,036
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
7.81%
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%
$300,720
$300.7K
Cap Rate 7%
$214,800
$214.8K
Cap Rate 9%
$167,067
$167.1K
Market Conditions
NOI Build-Up for 1,632 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
$23.9K $14.64/SF
− Vacancy
−$2.4K −$1.48/SF
EGI
$21.5K $13.16/SF
− OpEx
−$6.4K −$3.95/SF
NOI
$15.0K $9.21/SF
Area
Lenawee County, MI
Vacancy
10.10%
Lease Rate
$14.64 /SF/Yr
Expense Ratio
30.00%
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%
$300,720
Cap Rate 7%
$214,800
Cap Rate 9%
$167,067
Alternative Uses
Best Use
Flex RnD
$300.4K
$262.8K – $350.5K
NOI $21,027 @ 7.0% cap · market cap 10.92%
Second Best
Warehouse
$260.8K
$228.2K – $304.3K
NOI $18,257 @ 7.0% cap · market cap 9.48%
Theoretical Best
Multifamily LT 5
$20.25M
$17.72M – $23.62M
NOI $1,417,361 @ 7.0% cap · market cap 736.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
226
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 49221, MI
41,315
Population
17,011
Households
2.4
Avg Household Size
39
Median Age
22%
College-Educated
88%
High-School Grad
119.9 sq mi
ZIP Area
345
Density / Sq Mi
$57,316
Median Household Income
$32,289
Median Earnings
$986
Median Rent
$158,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Flex space - Updated commercial space on a multi-use site with public water service.
Where is this flex space located?
The property is located at 1105 E Beecher Street Adrian, MI.
What is the asking price?
The asking price for this property is $192,500.
What are key features of this property?
This property features: 1,632 square feet of commercial building area; 1.03‑acre parcel; Updates completed to the existing improvements
