Flex Warehouse with
For Sale
Contact for pricing
25530 Little Mack Avenue, St Clair Shores, MI 48081
Well-maintained flex space with office reception area and drive-through bay doors for efficient customer and vehicle flow.
Property Size2,400 SF
Price / SF$197.92
Days on Market69
Property Features for 25530 Little Mack Avenue
General Information
Standard status
Active
Size
2,400 SF
Class
C
Property subtype
Retail, Office, Industrial
Zoning
B-1
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1987
Listing Agency:
Pilot Property Group
(586) 254-0900
Listed By:
James Diehl · License #MI 6501368863
Source:
Crexi
Added: Jun 2
Changed: Aug 8
Last Checked: Jul 20 at 10:26PM
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 well-maintained flex warehouse includes a dedicated office component plus shop space. The office area features a reception area, executive office, small office, and restroom, supporting day-to-day administrative needs. The shop is equipped with floor drain capability and includes bay doors that provide drive-through access.
The bay doors include a curb cut directly onto Little Mack Ave, allowing vehicles to enter and exit without navigating additional parking-lot turns. The property also offers convenient freeway access, with I-94 and I-696 described as minutes away.
For tenants or buyers seeking a functional live-work-adjacent layout for light industrial operations paired with on-site office support, the combination of office rooms and drive-through-capable bay doors is practical. The presence of a floor drain in the shop further supports a range of routine industrial uses. Please note that showings and inquiries must be coordinated through the listing broker, and existing tenant operations should not be approached or disturbed.
The bay doors include a curb cut directly onto Little Mack Ave, allowing vehicles to enter and exit without navigating additional parking-lot turns. The property also offers convenient freeway access, with I-94 and I-696 described as minutes away.
For tenants or buyers seeking a functional live-work-adjacent layout for light industrial operations paired with on-site office support, the combination of office rooms and drive-through-capable bay doors is practical. The presence of a floor drain in the shop further supports a range of routine industrial uses. Please note that showings and inquiries must be coordinated through the listing broker, and existing tenant operations should not be approached or disturbed.
Key Highlights
- 1987‑built well‑maintained office/flex space with reception, executive office, small office, and restroom
- Bay doors provide drive‑through capability with a curb cut onto Little Mack Ave
- Floor drain in the shop 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
$27,259
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
5.74%
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%
$545,180
$545.2K
Cap Rate 7%
$389,414
$389.4K
Cap Rate 9%
$302,878
$302.9K
Market Conditions
NOI Build-Up for 2,400 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
$47.5K $19.80/SF
− Vacancy
−$5.6K −$2.33/SF
EGI
$41.9K $17.47/SF
− OpEx
−$14.7K −$6.12/SF
NOI
$27.3K $11.36/SF
Area
Macomb County, MI
Vacancy
11.75%
Lease Rate
$19.80 /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%
$545,180
Cap Rate 7%
$389,414
Cap Rate 9%
$302,878
Alternative Uses
Best Use
Flex RnD
$389.4K
$340.7K – $454.3K
NOI $27,259 @ 7.0% cap · market cap 5.74%
Second Best
Warehouse
$224.5K
$196.4K – $261.9K
NOI $15,714 @ 7.0% cap · market cap 3.31%
Theoretical Best
Specialty Retail
$449.3K
$393.2K – $524.2K
NOI $31,452 @ 7.0% cap · market cap 6.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
614
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48081, MI
20,496
Population
9,669
Households
2.1
Avg Household Size
45
Median Age
27%
College-Educated
95%
High-School Grad
3.9 sq mi
ZIP Area
5,255
Density / Sq Mi
$75,735
Median Household Income
$51,140
Median Earnings
$1,272
Median Rent
$202,400
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Flex space - Well-maintained flex space with office reception area and drive-through bay doors for efficient customer and vehicle flow.
Where is this flex space located?
The property is located at 25530 Little Mack Avenue St Clair Shores, MI.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1987‑built well‑maintained office/flex space with reception, executive office, small office, and restroom; Bay doors provide drive‑through capability with a curb cut onto Little Mack Ave; Floor drain in the shop area
