Heavy Industrial Flex
For Sale
Contact for pricing
25211 Mound, Warren, MI 48091
Heavy industrial flex building with office, ample power, drive-through capability, and rear parking.
Property Size2,000 SF
Price / SF$122.45
Days on Market63
Property Features for 25211 Mound
General Information
Standard status
Active
Size
2,000 SF
Class
D
Property subtype
Industrial
Zoning
M-2
Investment Type
Owner/User
Warehouse & Industrial
Drive-In Doors
2
Heavy Power
Yes
Additional Details
Highway Access
Yes
Building Details
Year Built
1970
Buildings
1
Listing Agency:
Pilot Property Group
(586) 291-5525
Listed By:
Kenneth Minne · License #MI 6502386105
Source:
Crexi
Added: Jun 19
Changed: Aug 14
Last Checked: Aug 18 at 10:42PM
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
Investment Insights
Based on property information with market context.
This for-sale flex warehouse is zoned Heavy Industrial and features an efficient interior layout with office space and two bathrooms. The building includes ample power to support industrial uses, and opposing overhead doors provide drive-through capability. A mezzanine adds additional storage capacity, supporting both warehouse operations and light office workflow.
The property is positioned for convenient regional access, with quick routes to I-696, I-75, and I-94. Parking is available in the rear, allowing for practical staging and customer or employee parking without requiring traffic through the warehouse area.
The combination of warehouse space, drive-through door placement, office support, and mezzanine storage makes this property a workable fit for businesses seeking a small industrial footprint with functional back-of-house capability. With Heavy Industrial zoning and ample power already in place, it can accommodate a range of industrial and flexible tenant requirements where straightforward logistics and on-site office space are important.
The property is positioned for convenient regional access, with quick routes to I-696, I-75, and I-94. Parking is available in the rear, allowing for practical staging and customer or employee parking without requiring traffic through the warehouse area.
The combination of warehouse space, drive-through door placement, office support, and mezzanine storage makes this property a workable fit for businesses seeking a small industrial footprint with functional back-of-house capability. With Heavy Industrial zoning and ample power already in place, it can accommodate a range of industrial and flexible tenant requirements where straightforward logistics and on-site office space are important.
Key Highlights
- Heavy industrial flex building built in 1970 with an efficient layout including an office and two bathrooms
- Zoned Heavy Industrial
- Quick access to I‑696, I‑75, and I‑94
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
$20,530
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
8.38%
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%
$410,600
$410.6K
Cap Rate 7%
$293,286
$293.3K
Cap Rate 9%
$228,111
$228.1K
Market Conditions
NOI Build-Up for 2,000 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
$33.6K $16.80/SF
− Vacancy
−$2.0K −$1.01/SF
EGI
$31.6K $15.79/SF
− OpEx
−$11.1K −$5.53/SF
NOI
$20.5K $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%
$410,600
Cap Rate 7%
$293,286
Cap Rate 9%
$228,111
Alternative Uses
Best Use
Flex RnD
$293.3K
$256.6K – $342.2K
NOI $20,530 @ 7.0% cap · market cap 8.38%
Second Best
Industrial
$146.8K
$128.4K – $171.3K
NOI $10,275 @ 7.0% cap · market cap 4.20%
Theoretical Best
Office A
$441.2K
$386.1K – $514.8K
NOI $30,885 @ 7.0% cap · market cap 12.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Heavy power
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
291
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48091, MI
32,267
Population
12,919
Households
2.5
Avg Household Size
37
Median Age
17%
College-Educated
82%
High-School Grad
7.9 sq mi
ZIP Area
4,084
Density / Sq Mi
$53,400
Median Household Income
$31,877
Median Earnings
$1,231
Median Rent
$138,700
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Heavy industrial flex building with office, ample power, drive-through capability, and rear parking.
Where is this flex space located?
The property is located at 25211 Mound Warren, MI.
What is the asking price?
The asking price for this property is $244,900.
What are key features of this property?
This property features: Heavy industrial flex building built in 1970 with an efficient layout including an office and two bathrooms; Zoned Heavy Industrial; Quick access to I‑696, I‑75, and I‑94
