Warren Flex Space Investment
For Sale
Contact for pricing
Pending
12816 -12832 E 9 Mile Rd, Warren, MI 48089
Five-unit flex space building in Warren, Michigan, fully leased.
Property Size15,298 SF
Days on Market205
Property Features for 12816 -12832 E 9 Mile Rd
General Information
Standard status
Pending
Size
15,298 SF
Property subtype
Industrial
Zoning
Commercial
Lease Type
Gross
Building Details
Year Built
1999
Year Renovated
2023
Units
5
Listing Agency:
Berkshire Hathaway HomeServices Kee Realty
(586) 566-5100
Listed By:
Frank Jajou · License #6501440153
Source:
Crexi
Added: Jan 27
Changed: Aug 14
Last Checked: Aug 19 at 6:58PM
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 Berkshire Hathaway HomeServices Kee Realty
Investment Insights
Based on property information with market context.
This is a five-unit flex space building located in Warren, Michigan. It presents a fully leased investment opportunity with a consistent monthly income. The building has been recently updated with fresh exterior paint and new entry doors. Interior renovations have been completed across all units. Each unit features new electrical work, including five separate meters and high-voltage service with individual step-down transformers. The roof is approximately 10 years old. The property contains a total of 15,298 square feet.
Key Highlights
- Fully leased 5‑unit flex space building providing immediate monthly income.
- Recently renovated interiors across all units with new electrical work.
- New electrical systems include five separate meters and high‑voltage service with individual step‑down transformers.
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
$157,031
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
8.05%
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%
$3,140,620
$3.1M
Cap Rate 7%
$2,243,300
$2.2M
Cap Rate 9%
$1,744,789
$1.7M
Market Conditions
NOI Build-Up for 15,298 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
$257.0K $16.80/SF
− Vacancy
−$15.4K −$1.01/SF
EGI
$241.6K $15.79/SF
− OpEx
−$84.6K −$5.53/SF
NOI
$157.0K $10.26/SF
Area
Warren, MI
Vacancy
6.00%
Lease Rate
$16.80 /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%
$3,140,620
Cap Rate 7%
$2,243,300
Cap Rate 9%
$1,744,789
Alternative Uses
Best Use
Flex RnD
$2.24M
$1.96M – $2.62M
NOI $157,031 @ 7.0% cap · market cap 8.05%
Second Best
Industrial
$1.12M
$982.4K – $1.31M
NOI $78,591 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$3.37M
$2.95M – $3.94M
NOI $236,236 @ 7.0% cap · market cap 12.11%
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
Balanced
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 - Five-unit flex space building in Warren, Michigan, fully leased.
Where is this flex space located?
The property is located at 12816 -12832 E 9 Mile Rd Warren, MI.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Fully leased 5‑unit flex space building providing immediate monthly income.; Recently renovated interiors across all units with new electrical work.; New electrical systems include five separate meters and high‑voltage service with individual step‑down transformers.
