Two-Building Office
For Sale
$1,125,000
22725 Greater Mack Ave, Saint Clair Shores, MI 48080
Two professional buildings with on-site parking and O-1 zoning.
Property Size14,039 SF
Lot Size1.00 Acre
Price / SF$80.13
Days on Market550
Property Features for 22725 Greater Mack Ave
General Information
Standard status
Active
Size
14,039 SF
Class
C
Total Parking Spaces
59
Lot size
1.00 Acre
Property subtype
Office
Zoning
O-1
Additional Details
Land Use
office, retail, mixed-use
Building Details
Building Size
14,039 SF
Year Built
1967
Year Renovated
1975
Buildings
1
Stories
2
Listing Agency:
Signature Associates - Southfield
(248) 359-0629
Listed By:
Anatola Sesi · License #6501386692
(248) 359-0629
Source:
Cpix.resimplifi
Added: Feb 27, 2025
Changed: Aug 29
Last Checked: Aug 29 at 9:39PM
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 Signature Associates - Southfield
Investment Insights
Based on property information with market context.
This office property includes two professional buildings measuring 8,000 square feet and 6,039 square feet, totaling 14,039 square feet. Constructed in 1967, the buildings offer ample on-site parking for occupants and visitors.
Approximately 1.00 acre is identified for redevelopment, with potential for conversion to retail or mixed-use. The property is zoned O-1 and is within walking distance of restaurants and a shopping district at 22725 Greater Mack Ave in Saint Clair Shores, Michigan.
Approximately 1.00 acre is identified for redevelopment, with potential for conversion to retail or mixed-use. The property is zoned O-1 and is within walking distance of restaurants and a shopping district at 22725 Greater Mack Ave in Saint Clair Shores, Michigan.
Key Highlights
- Two office buildings measuring 8,000 sq. ft. and 6,039 sq. ft.
- Combined building area of 14,039 square feet
- Approximately 1.00 acre available for redevelopment
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
$48,329
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
4.30%
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%
$966,580
$966.6K
Cap Rate 7%
$690,414
$690.4K
Cap Rate 9%
$536,989
$537.0K
Market Conditions
NOI Build-Up for 14,039 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
$84.2K $6.00/SF
− Vacancy
−$19.8K −$1.41/SF
EGI
$64.4K $4.59/SF
− OpEx
−$16.1K −$1.15/SF
NOI
$48.3K $3.44/SF
Area
Macomb County, MI
Vacancy
23.50%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
25.00%
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%
$966,580
Cap Rate 7%
$690,414
Cap Rate 9%
$536,989
Alternative Uses
Best Use
Office B
$690.4K
$604.1K – $805.5K
NOI $48,329 @ 7.0% cap · market cap 4.30%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.63M
$2.30M – $3.07M
NOI $183,983 @ 7.0% cap · market cap 16.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,062
Businesses Nearby
Explore this area
Business Placement
Demographics for 48080, MI
22,272
Population
11,424
Households
1.9
Avg Household Size
44
Median Age
33%
College-Educated
96%
High-School Grad
4.4 sq mi
ZIP Area
5,062
Density / Sq Mi
$69,884
Median Household Income
$48,837
Median Earnings
$1,070
Median Rent
$188,800
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Two professional buildings with on-site parking and O-1 zoning.
Where is this office building located?
The property is located at 22725 Greater Mack Ave Saint Clair Shores, MI.
What is the asking price?
The asking price for this property is $1,125,000.
What are key features of this property?
This property features: Two office buildings measuring 8,000 sq. ft. and 6,039 sq. ft.; Combined building area of 14,039 square feet; Approximately 1.00 acre available for redevelopment
