Historic Commercial
For Sale
$495,000
17526 E 10 Mile Road, Eastpointe, MI 48021
COM/IND/BUS OPP, Eastpointe, MI
Property Size2,725 SF
Lot Size0.86 Acres
Price / SF$181.65
Days on Market47
Property Features for 17526 E 10 Mile Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Professional Office, Commercial, Industrial
Exterior features
Fenced Yard
Fencing
Fenced
Subdivision
Halfway Manor Sub
Standard status
Active
APN
021429126001
Size
2,725 SF
Lot size
0.86 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9600
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
large kitchen
2.5 bathrooms
attached oversized 3.5 car garage
generator
furnace and central air
patio
fenced yard
Building Details
Year built
1880
Roof type
Shingle
Listing Agency:
Adlhoch & Associates, REALTORS
(313) 882-5200
Listed By:
Scott Adlhoch · License #6502432674
(313) 550-1181
Added: Jul 29
Changed: Aug 19
Last Checked: Sep 13 at 4:06PM
MLS# 50216551
Copyright © 2026 Multiple Listing Service MiRealSource. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1880, this 2,725-square-foot farmhouse is classified for commercial and industrial use and has recently served as a laboratory facility. The interior is arranged for office use and includes a large kitchen and 2.5 bathrooms. An attached oversized 3.5-car garage expands the property's functional capacity.
The 0.86-acre parcel adds outdoor flexibility with a fenced yard and patio. Building systems include forced-air heating, central air conditioning, a generator, public water, and a shingle roof. The property is located on E 10 Mile Road in Eastpointe, Michigan.
The 0.86-acre parcel adds outdoor flexibility with a fenced yard and patio. Building systems include forced-air heating, central air conditioning, a generator, public water, and a shingle roof. The property is located on E 10 Mile Road in Eastpointe, Michigan.
Key Highlights
- 2,725‑square‑foot farmhouse built in 1880
- Commercial/industrial zoning supports office and laboratory use
- 0.86‑acre parcel with fenced yard and patio
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
$32,373
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
6.54%
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%
$647,460
$647.5K
Cap Rate 7%
$462,471
$462.5K
Cap Rate 9%
$359,700
$359.7K
Market Conditions
NOI Build-Up for 2,725 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
$58.9K $21.60/SF
− Vacancy
−$7.1K −$2.59/SF
EGI
$51.8K $19.01/SF
− OpEx
−$19.4K −$7.13/SF
NOI
$32.4K $11.88/SF
Area
Macomb County, MI
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$647,460
Cap Rate 7%
$462,471
Cap Rate 9%
$359,700
Alternative Uses
Best Use
Mixed Use
$462.5K
$404.7K – $539.6K
NOI $32,373 @ 7.0% cap · market cap 6.54%
Second Best
Office B
$134.0K
$117.3K – $156.4K
NOI $9,381 @ 7.0% cap · market cap 1.90%
Theoretical Best
Specialty Retail
$510.2K
$446.4K – $595.2K
NOI $35,711 @ 7.0% cap · market cap 7.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
723
Businesses Nearby
Explore this area
Business Placement
Demographics for 48021, MI
34,244
Population
14,124
Households
2.4
Avg Household Size
37
Median Age
15%
College-Educated
89%
High-School Grad
5.1 sq mi
ZIP Area
6,715
Density / Sq Mi
$58,196
Median Household Income
$35,836
Median Earnings
$1,335
Median Rent
$129,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Live-work space - Commercially zoned farmhouse offering office-ready space, a fenced yard, and an oversized attached garage.
Where is this live-work space located?
The property is located at 17526 E 10 Mile Road Eastpointe, MI.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2,725‑square‑foot farmhouse built in 1880; Commercial/industrial zoning supports office and laboratory use; 0.86‑acre parcel with fenced yard and patio
