Flex Building with Overhead
For Sale
$650,000
14445 Barber Avenue, Warren, MI 48088
Gated parking, updated systems, and interior offices support flexible commercial operations.
Property Size4,326 SF
Price / SF$150.25
Days on Market529
Property Features for 14445 Barber Avenue
General Information
Standard status
Active
Size
4,326 SF
Property subtype
Commercial/Industrial
Taxes and HOA fees
Annual Taxes
$11,702
Building Details
Year Built
1986
Listing Agency:
Pilot Property Group - Residential LLC
(586) 873-5419
Listed By:
Anthony U Rubino · License #6502425251
(586) 873-5419
Source:
Exitrealty
Added: Mar 21, 2025
Changed: Aug 30
Last Checked: Aug 30 at 1:18PM
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 Pilot Property Group - Residential LLC
Investment Insights
Based on property information with market context.
This 4,326-square-foot flex building combines interior office areas with a 14-foot overhead door, supporting a mix of workspace and service-oriented functions. The property was built in 1986, and all systems have been replaced within the last couple of years.
The building is located at 14445 Barber Avenue in Warren City, Michigan. A gated parking lot provides controlled access for the property. The combination of office areas, updated systems, secured parking, and oversized overhead access creates a practical configuration for a range of flex-space requirements.
The building is located at 14445 Barber Avenue in Warren City, Michigan. A gated parking lot provides controlled access for the property. The combination of office areas, updated systems, secured parking, and oversized overhead access creates a practical configuration for a range of flex-space requirements.
Key Highlights
- 4,326‑square‑foot flex building
- 14‑foot overhead door
- All systems replaced within the last couple of years
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
$46,543
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
7.16%
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%
$930,860
$930.9K
Cap Rate 7%
$664,900
$664.9K
Cap Rate 9%
$517,144
$517.1K
Market Conditions
NOI Build-Up for 4,326 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
$70.6K $16.32/SF
− Vacancy
−$8.5K −$1.97/SF
EGI
$62.1K $14.35/SF
− OpEx
−$15.5K −$3.59/SF
NOI
$46.5K $10.76/SF
Area
Warren, MI
Vacancy
12.10%
Lease Rate
$16.32 /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%
$930,860
Cap Rate 7%
$664,900
Cap Rate 9%
$517,144
Alternative Uses
Best Use
Office B
$664.9K
$581.8K – $775.7K
NOI $46,543 @ 7.0% cap · market cap 7.16%
Second Best
Flex RnD
$634.4K
$555.1K – $740.1K
NOI $44,406 @ 7.0% cap · market cap 6.83%
Theoretical Best
Office A
$954.3K
$835.0K – $1.11M
NOI $66,803 @ 7.0% cap · market cap 10.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
475
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48088, MI
23,142
Population
9,633
Households
2.4
Avg Household Size
44
Median Age
23%
College-Educated
91%
High-School Grad
4.4 sq mi
ZIP Area
5,260
Density / Sq Mi
$79,137
Median Household Income
$48,452
Median Earnings
$1,144
Median Rent
$205,400
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?
Flex space - Gated parking, updated systems, and interior offices support flexible commercial operations.
Where is this flex space located?
The property is located at 14445 Barber Avenue Warren, MI.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 4,326‑square‑foot flex building; 14‑foot overhead door; All systems replaced within the last couple of years
