Flex Industrial Showroom
For Sale
$5,200,000
8655 E 8 Mile Road, Warren, MI 48089
Large showroom and high-clear warehouse space with substantial power and gated truck-and-parking access for flexible operations.
Property Size77,697 SF
Lot Size3.00 Acres
Price / SF$66.93
Days on Market48
Property Features for 8655 E 8 Mile Road
General Information
Standard status
Active
Size
77,697 SF
Total Parking Spaces
126
Lot size
3.00 Acres
Zoning
M2
Warehouse & Industrial
Clear Height
27 ft
Dock-High Doors
3
Drive-In Doors
1
Heavy Power
Yes
Sprinkler System
Yes
Additional Details
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$85,390
Building Details
Year Built
1952
Listing Agency:
(616) 512-2669
Listed By:
Daniel Bradley
(616) 512-2669
Source:
Grhomegroup.idxbroker
Added: Jun 30
Changed: Aug 15
Last Checked: Aug 16 at 3:05AM
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 Daniel Bradley
Investment Insights
Based on property information with market context.
The property consists of a single industrial building on three acres, totaling 77,697 square feet, designed for combined showroom and warehouse use. The building includes a 16,056-square-foot showroom with 15-foot ceilings and a 27,253-square-foot warehouse area with 24-foot and 27-foot ceilings. Substantial ground floor and mezzanine office space supports internal operations and administrative needs, and floor plans are available for review.
Located on the border of Macomb and Wayne Counties along 8 Mile Road, the site benefits from access to a main artery. The property also offers direct access to the City of Detroit and sits directly across the street from a new multi-million dollar redevelopment. Parking and loading are supported by a paved lot featuring approximately 126 parking places, an entirely gated rear yard including parking, and truck support elements including three truck wells. The facility is complemented by a 16-foot overhead door, cranes, and an updated fire suppression system throughout.
The M2 zoning is noted as providing maximum flexibility for a range of industrial uses. The site also has substantial power at 5,000 amps and includes roof improvements, with a newer premium roof and a newer Duro-Last roof on most portions of the building. Existing features such as LED lighting and the operational loading configuration make the property suitable for tenants seeking an integrated showroom, warehousing, and office setup.
Located on the border of Macomb and Wayne Counties along 8 Mile Road, the site benefits from access to a main artery. The property also offers direct access to the City of Detroit and sits directly across the street from a new multi-million dollar redevelopment. Parking and loading are supported by a paved lot featuring approximately 126 parking places, an entirely gated rear yard including parking, and truck support elements including three truck wells. The facility is complemented by a 16-foot overhead door, cranes, and an updated fire suppression system throughout.
The M2 zoning is noted as providing maximum flexibility for a range of industrial uses. The site also has substantial power at 5,000 amps and includes roof improvements, with a newer premium roof and a newer Duro-Last roof on most portions of the building. Existing features such as LED lighting and the operational loading configuration make the property suitable for tenants seeking an integrated showroom, warehousing, and office setup.
Key Highlights
- Single building totaling 77,697 SF on 3 acres (16,056 SF showroom + 27,253 SF warehouse + ground floor/mezzanine office).
- M2 zoning offers maximum flexibility for varied usage.
- Warehouse features 24‑ft and 27‑ft ceilings with 16‑ft overhead door, cranes, and 3 truck wells.
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
$399,153
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
7.68%
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%
$7,983,060
$8.0M
Cap Rate 7%
$5,702,186
$5.7M
Cap Rate 9%
$4,435,033
$4.4M
Market Conditions
NOI Build-Up for 77,697 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
$596.7K $7.68/SF
− Vacancy
−$26.5K −$0.34/SF
EGI
$570.2K $7.34/SF
− OpEx
−$171.1K −$2.20/SF
NOI
$399.2K $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%
$7,983,060
Cap Rate 7%
$5,702,186
Cap Rate 9%
$4,435,033
Alternative Uses
Best Use
Retail
$13.67M
$11.96M – $15.95M
NOI $956,988 @ 7.0% cap · market cap 18.40%
Second Best
Flex RnD
$11.39M
$9.97M – $13.29M
NOI $797,544 @ 7.0% cap · market cap 15.34%
Theoretical Best
Office A
$17.14M
$15.00M – $20.00M
NOI $1,199,818 @ 7.0% cap · market cap 23.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
27 ft
Clear height
3
Dock-high doors
1
Drive-in doors
Yes
Heavy power
Yes
Sprinkler system
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
311
Businesses Nearby
Under-served
Demand for This Use
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
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Frequently Asked Questions
What type of property is this?
Flex space - Large showroom and high-clear warehouse space with substantial power and gated truck-and-parking access for flexible operations.
Where is this flex space located?
The property is located at 8655 E 8 Mile Road Warren, MI.
What is the asking price?
The asking price for this property is $5,200,000.
What are key features of this property?
This property features: Single building totaling 77,697 SF on 3 acres (16,056 SF showroom + 27,253 SF warehouse + ground floor/mezzanine office).; M2 zoning offers maximum flexibility for varied usage.; Warehouse features 24‑ft and 27‑ft ceilings with 16‑ft overhead door, cranes, and 3 truck wells.
