Industrial Warehouse with Outdoor
For Sale
$2,100,000
8190 Old White Lake Rd, White Lake, MI 48386
M1-zoned facility with secured yard space, grade-level loading, and private well and septic systems.
Property Size9,800 SF
Days on Market92
Property Features for 8190 Old White Lake Rd
General Information
Standard status
Active
Size
9,800 SF
Property subtype
Industrial
Zoning
M1
Building Details
Building Size
9,800 SF
Year Built
2018
Listing Agency:
Friedman Integrated Real Estate - Corporate
(248) 324-2000
Listed By:
Charlie Elias
Source:
Friedmanrealestate
Added: Jun 2
Changed: Aug 31
Last Checked: Aug 31 at 1:17PM
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 Friedman Integrated Real Estate - Corporate
Investment Insights
Based on property information with market context.
Built in 2018, this 9,800-square-foot industrial warehouse occupies 2.16 acres and includes outdoor storage capacity. The building offers 17-foot clear height, LED lighting, ample power, and six grade-level doors measuring 12 feet by 14 feet. A 3,600-square-foot salt dome adds covered storage capability.
The property is fully fenced with a gated entrance, surveillance cameras, and keypad access. Additional site infrastructure includes an underground detention system, private well, and septic system. Located at 8190 Old White Lake Rd in White Lake, Michigan, the facility carries M1 zoning.
The property is fully fenced with a gated entrance, surveillance cameras, and keypad access. Additional site infrastructure includes an underground detention system, private well, and septic system. Located at 8190 Old White Lake Rd in White Lake, Michigan, the facility carries M1 zoning.
Key Highlights
- 9,800 SF warehouse built in 2018 on 2.16 AC
- 3,600 SF salt dome provides additional covered storage
- 17' clear height with LED lighting and ample power
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
$58,960
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
2.81%
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%
$1,179,200
$1.2M
Cap Rate 7%
$842,286
$842.3K
Cap Rate 9%
$655,111
$655.1K
Market Conditions
NOI Build-Up for 9,800 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
$72.0K $7.35/SF
− Vacancy
−$2.7K −$0.27/SF
EGI
$69.4K $7.08/SF
− OpEx
−$10.4K −$1.06/SF
NOI
$59.0K $6.02/SF
Area
Oakland County, MI
Vacancy
3.70%
Lease Rate
$7.35 /SF/Yr
Expense Ratio
15.00%
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%
$1,179,200
Cap Rate 7%
$842,286
Cap Rate 9%
$655,111
Alternative Uses
Best Use
Warehouse
$842.3K
$737.0K – $982.7K
NOI $58,960 @ 7.0% cap · market cap 2.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.11M
$1.85M – $2.47M
NOI $147,964 @ 7.0% cap · market cap 7.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
165
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 48386, MI
17,904
Population
7,680
Households
2.3
Avg Household Size
45
Median Age
33%
College-Educated
94%
High-School Grad
16.8 sq mi
ZIP Area
1,066
Density / Sq Mi
$90,805
Median Household Income
$49,063
Median Earnings
$1,480
Median Rent
$295,000
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- National Storage Center — 8403 Andersonville Rd, Village of Clarkston, MI 48346
- Storage Rentals of America — 4565 White Lake Ct, Village of Clarkston, MI 48346
- Storage Rentals of America — 4550 White Lake Rd, Village of Clarkston, MI 48346
Frequently Asked Questions
What type of property is this?
Warehouse - M1-zoned facility with secured yard space, grade-level loading, and private well and septic systems.
Where is this warehouse located?
The property is located at 8190 Old White Lake Rd White Lake, MI.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 9,800 SF warehouse built in 2018 on 2.16 AC; 3,600 SF salt dome provides additional covered storage; 17' clear height with LED lighting and ample power
