Industrial Flex Building with
For Sale
$441,000
13417 E 8 Mile Rd, Warren, MI 48089
Remodeled flex building with four overhead doors, 12-foot clear height, and an upstairs two-bedroom apartment.
Property Size4,960 SF
Price / SF$88.91
Days on Market134
Property Features for 13417 E 8 Mile Rd
General Information
Standard status
Active
Size
4,960 SF
Total Parking Spaces
20
Property subtype
Retail
Warehouse & Industrial
Clear Height
12 ft
Drive-In Doors
4
Heavy Power
Yes
Additional Details
Traffic Count
40,000 vehicles/day
Building Details
Building Size
4,960 SF
Year Built
1965
Year Renovated
2019
Listing Agency:
P.A. Commercial
Listed By:
Kevin Bull
(258) 358-5361
Source:
Commercialcafe
Added: May 7
Changed: Sep 12
Last Checked: Sep 16 at 1:40PM
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 P.A. Commercial
Investment Insights
Based on property information with market context.
This remodeled industrial flex building includes a large warehouse area with four overhead doors, multiple restrooms, LED lighting throughout, floor drains, and 220V/three-phase power. The clear height is listed at 10–12 feet, supporting a range of light industrial and service-style uses. An upstairs two-bedroom apartment is also included, with a full kitchen and washer-dryer connections.
The property sits on Eight Mile Rd in Warren, MI with great visibility supported by a reported 40,000 passing cars per day. The parking lot provides space for approximately 20 vehicles.
Additional equipment includes a car hoist, air compressor, and hi-lo, which are described as negotiable. The seller notes the property can be combined with a similarly sized building next door, and a land contract is considered. The layout is also described as easy multi-tenant.
The property sits on Eight Mile Rd in Warren, MI with great visibility supported by a reported 40,000 passing cars per day. The parking lot provides space for approximately 20 vehicles.
Additional equipment includes a car hoist, air compressor, and hi-lo, which are described as negotiable. The seller notes the property can be combined with a similarly sized building next door, and a land contract is considered. The layout is also described as easy multi-tenant.
Key Highlights
- 4,960 SF remodeled industrial/flex building with large warehouse space and LED lighting throughout
- Warehouse features 4 overhead doors and 12' clear height, plus floor drains and 220V/3‑phase power
- Upstairs includes a two‑bedroom apartment with a full kitchen and washer‑dryer connections
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
$30,941
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
7.02%
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%
$618,820
$618.8K
Cap Rate 7%
$442,014
$442.0K
Cap Rate 9%
$343,789
$343.8K
Market Conditions
NOI Build-Up for 4,960 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
$38.1K $7.68/SF
− Vacancy
−$1.7K −$0.34/SF
EGI
$36.4K $7.34/SF
− OpEx
−$5.5K −$1.10/SF
NOI
$30.9K $6.24/SF
Area
Warren, MI
Vacancy
4.44%
Lease Rate
$7.68 /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%
$618,820
Cap Rate 7%
$442,014
Cap Rate 9%
$343,789
Alternative Uses
Best Use
Flex RnD
$727.3K
$636.4K – $848.6K
NOI $50,913 @ 7.0% cap · market cap 11.54%
Second Best
Warehouse
$442.0K
$386.8K – $515.7K
NOI $30,941 @ 7.0% cap · market cap 7.02%
Theoretical Best
Office A
$1.09M
$957.4K – $1.28M
NOI $76,594 @ 7.0% cap · market cap 17.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
12 ft
Clear height
4
Drive-in doors
40,000 VPD
Traffic count
Yes
Heavy power
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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Similar Off Market Nearby
- Mercurio Food Specialties — 24920 Gibson Dr, Warren, MI 48089
Frequently Asked Questions
What type of property is this?
Flex space - Remodeled flex building with four overhead doors, 12-foot clear height, and an upstairs two-bedroom apartment.
Where is this flex space located?
The property is located at 13417 E 8 Mile Rd Warren, MI.
What is the asking price?
The asking price for this property is $441,000.
What are key features of this property?
This property features: 4,960 SF remodeled industrial/flex building with large warehouse space and LED lighting throughout; Warehouse features 4 overhead doors and 12' clear height, plus floor drains and 220V/3‑phase power; Upstairs includes a two‑bedroom apartment with a full kitchen and washer‑dryer connections
