Commercial Live-Work
For Sale
$149,999
13011 Telegraph Rd, Flat Rock, MI 48134
Flexible interior includes residential rooms, bonus spaces, commercial zoning, and a detached garage.
Property Size1,056 SF
Price / SF$142.04
Days on Market37
Property Features for 13011 Telegraph Rd
General Information
Standard status
Active
Size
1,056 SF
Building Details
Year Built
1950
Abandoned
No
Listing Agency:
Century 21 Curran & Oberski
(313) 274-7200
Listed By:
Timothy Hillmer · License #6501385487
Source:
Katie-k
Added: Jul 24
Changed: Aug 28
Last Checked: Aug 29 at 12:06PM
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 Century 21 Curran & Oberski
Investment Insights
Based on property information with market context.
Built in 1950, this commercially zoned live-work property combines residential accommodations with adaptable interior space. The entry opens to a sunroom and living area, followed by an eat-in kitchen. Two bedrooms, four bonus rooms, one full bath, and an additional half bath provide a practical mix of rooms for living, offices, creative studios, or additional living quarters.
The property sits on almost half an acre and includes a large attic for storage or potential use, along with a detached garage. Its location is 13011 Telegraph Road in Flat Rock, Michigan, with a layout that supports several live-work configurations without sacrificing residential functionality.
The property sits on almost half an acre and includes a large attic for storage or potential use, along with a detached garage. Its location is 13011 Telegraph Road in Flat Rock, Michigan, with a layout that supports several live-work configurations without sacrificing residential functionality.
Key Highlights
- Commercial zoning on almost half an acre
- Two bedrooms and four bonus rooms
- Sunroom entry, living area, and eat‑in kitchen
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
$12,545
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
8.36%
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%
$250,900
$250.9K
Cap Rate 7%
$179,214
$179.2K
Cap Rate 9%
$139,389
$139.4K
Market Conditions
NOI Build-Up for 1,056 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
$22.8K $21.60/SF
− Vacancy
−$2.7K −$2.59/SF
EGI
$20.1K $19.01/SF
− OpEx
−$7.5K −$7.13/SF
NOI
$12.5K $11.88/SF
Area
Wayne County, MI
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$250,900
Cap Rate 7%
$179,214
Cap Rate 9%
$139,389
Alternative Uses
Best Use
Mixed Use
$179.2K
$156.8K – $209.1K
NOI $12,545 @ 7.0% cap · market cap 8.36%
Second Best
Office B
$51.9K
$45.4K – $60.6K
NOI $3,635 @ 7.0% cap · market cap 2.42%
Theoretical Best
Specialty Retail
$195.5K
$171.1K – $228.1K
NOI $13,686 @ 7.0% cap · market cap 9.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Explore this area
Business Placement
Demographics for 48134, MI
23,829
Population
9,579
Households
2.5
Avg Household Size
41
Median Age
25%
College-Educated
93%
High-School Grad
18.5 sq mi
ZIP Area
1,288
Density / Sq Mi
$88,821
Median Household Income
$49,050
Median Earnings
$1,106
Median Rent
$252,500
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Flexible interior includes residential rooms, bonus spaces, commercial zoning, and a detached garage.
Where is this live-work space located?
The property is located at 13011 Telegraph Rd Flat Rock, MI.
What is the asking price?
The asking price for this property is $149,999.
What are key features of this property?
This property features: Commercial zoning on almost half an acre; Two bedrooms and four bonus rooms; Sunroom entry, living area, and eat‑in kitchen
