Open Warehouse with Grade-Level
For Sale
$399,000
14488 E 10 Mile Rd, Warren, MI 48089
Functional open warehouse with a grade-level overhead door and approximately 14-foot clear ceiling height.
Property Size3,000 SF
Price / SF$133
Days on Market143
Property Features for 14488 E 10 Mile Rd
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Retail
Zoning
C-2
Warehouse & Industrial
Clear Height
14 ft
Drive-In Doors
1
Additional Details
Highway Access
Yes
Building Details
Building Size
3,000 SF
Listing Agency:
Landmark Commercial Real Estate Services
Listed By:
Louis Ciotti · License #6501335264
(248) 488-2620
Source:
Cpix.resimplifi
Added: Apr 16
Changed: Aug 8
Last Checked: Sep 4 at 2:06AM
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 Landmark Commercial Real Estate Services
Investment Insights
Based on property information with market context.
The property features a functional open warehouse layout designed for industrial flexibility, with a grade-level overhead door and approximately 14-foot clear ceiling height. A small office area is included, supporting administrative functions alongside warehouse operations.
The site provides convenient access to Groesbeck Hwy, as well as I-696 and I-94, supporting straightforward connectivity for daily logistics and service operations.
This configuration is well-suited for owner-users seeking a straightforward warehouse and office setup for contractor service businesses or light manufacturing.
The site provides convenient access to Groesbeck Hwy, as well as I-696 and I-94, supporting straightforward connectivity for daily logistics and service operations.
This configuration is well-suited for owner-users seeking a straightforward warehouse and office setup for contractor service businesses or light manufacturing.
Key Highlights
- Functional open warehouse layout with a grade‑level overhead door
- Approximately 14‑foot clear ceiling height
- Open space plus a small office area
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
$30,794
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
7.72%
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%
$615,880
$615.9K
Cap Rate 7%
$439,914
$439.9K
Cap Rate 9%
$342,156
$342.2K
Market Conditions
NOI Build-Up for 3,000 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
$50.4K $16.80/SF
− Vacancy
−$3.0K −$1.01/SF
EGI
$47.4K $15.79/SF
− OpEx
−$16.6K −$5.53/SF
NOI
$30.8K $10.26/SF
Area
Warren, MI
Vacancy
6.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
35.00%
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%
$615,880
Cap Rate 7%
$439,914
Cap Rate 9%
$342,156
Alternative Uses
Best Use
Flex RnD
$439.9K
$384.9K – $513.2K
NOI $30,794 @ 7.0% cap · market cap 7.72%
Second Best
Warehouse
$267.3K
$233.9K – $311.9K
NOI $18,714 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$661.8K
$579.1K – $772.1K
NOI $46,327 @ 7.0% cap · market cap 11.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14 ft
Clear height
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
400
Businesses Nearby
Under-served
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Self-Storage at U-Haul — 24100 Groesbeck Hwy, Warren, MI 48089
- Public Storage — 24455 Schoenherr Rd, Warren, MI 48089
- MASI — 25115 Bunert Rd, Warren, MI 48089
Frequently Asked Questions
What type of property is this?
Warehouse - Functional open warehouse with a grade-level overhead door and approximately 14-foot clear ceiling height.
Where is this warehouse located?
The property is located at 14488 E 10 Mile Rd Warren, MI.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Functional open warehouse layout with a grade‑level overhead door; Approximately 14‑foot clear ceiling height; Open space plus a small office area
