Industrial Building with Frontage and
For Sale
Contact for pricing
Pending
12357 E 8 Mile Rd, Warren, MI 48089
22,000 SF building with frontage, fenced parking, and industrial infrastructure.
Property Size22,000 SF
Days on Market337
Property Features for 12357 E 8 Mile Rd
General Information
Standard status
Pending
Size
22,000 SF
Total Parking Spaces
25
Property subtype
Industrial
Zoning
M-2
Building Details
Year Built
1946
Stories
2
Listing Agency:
Thomas Duke Company
(248) 479-0130
Listed By:
Jordan Schafer · License #MI
Source:
Crexi
Added: Sep 18, 2025
Changed: Aug 8
Last Checked: Jul 25 at 11:05AM
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 Thomas Duke Company
Investment Insights
Based on property information with market context.
This 22,000 SF industrial building features 327 feet of frontage. It includes fenced parking and storage lots. The infrastructure is equipped with cranes, spray booths, overhead doors, and heavy-duty equipment capacity. The property is suitable for industrial, storage, or service operations. It is located on the north side of 8 Mile between Groesbeck Hwy and Schoenherr.
Key Highlights
- 22,000 SF building ideal for industrial, storage, or service operations due to heavy‑duty equipment capacity.
- 327’ of frontage along 8 Mile.
- Fenced parking/storage lots.
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
$113,021
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
9.04%
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%
$2,260,420
$2.3M
Cap Rate 7%
$1,614,586
$1.6M
Cap Rate 9%
$1,255,789
$1.3M
Market Conditions
NOI Build-Up for 22,000 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
$169.0K $7.68/SF
− Vacancy
−$7.5K −$0.34/SF
EGI
$161.5K $7.34/SF
− OpEx
−$48.4K −$2.20/SF
NOI
$113.0K $5.14/SF
Area
Warren, MI
Vacancy
4.44%
Lease Rate
$7.68 /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%
$2,260,420
Cap Rate 7%
$1,614,586
Cap Rate 9%
$1,255,789
Alternative Uses
Best Use
Industrial
$1.61M
$1.41M – $1.88M
NOI $113,021 @ 7.0% cap · market cap 9.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.85M
$4.25M – $5.66M
NOI $339,730 @ 7.0% cap · market cap 27.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
564
Businesses Nearby
Explore this area
Business Placement
Demographics for 48089, MI
32,012
Population
13,597
Households
2.4
Avg Household Size
35
Median Age
11%
College-Educated
83%
High-School Grad
8.0 sq mi
ZIP Area
4,002
Density / Sq Mi
$53,076
Median Household Income
$35,786
Median Earnings
$1,187
Median Rent
$117,300
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?
Industrial property - 22,000 SF building with frontage, fenced parking, and industrial infrastructure.
Where is this industrial property located?
The property is located at 12357 E 8 Mile Rd Warren, MI.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 22,000 SF building ideal for industrial, storage, or service operations due to heavy‑duty equipment capacity.; 327’ of frontage along 8 Mile.; Fenced parking/storage lots.
