Freestanding Flex/R&D Facility For
For Sale
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25560 Mound Rd, Warren, MI 48091
Flex/R&D facility with frontage and signage on Mound Road.
Property Size20,505 SF
Price / SF$136.55
Days on Market389
Property Features for 25560 Mound Rd
General Information
Standard status
Active
Size
20,505 SF
Property subtype
Industrial, Mixed Use, Office
Zoning
M-2 (Medium Industrial)
Building Details
Year Built
1983
Year Renovated
2007
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
RH Commercial Realty
(248) 207-5847
Listed By:
Reece Hughes · License #6501428750
Source:
Crexi
Added: Jul 29, 2025
Changed: Aug 14
Last Checked: Aug 20 at 6:42AM
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 RH Commercial Realty
Investment Insights
Based on property information with market context.
This freestanding flex/R&D facility features frontage and signage on Mound Road, which has a traffic volume of 46,160 vehicles per day. The property is a state-of-the-art facility with high-end finishes throughout. It includes multiple kitchenettes, restrooms, and conference rooms. The entire property, including the warehouse area, has 100% HVAC coverage. The property contains 20,505 square feet of space and lends itself well to a potential multi-tenant conversion.
Key Highlights
- High‑traffic frontage and signage on Mound Road (46,160 VPD).
- State‑of‑the‑art flex/R&D facility with high‑end finishes.
- 100% HVAC coverage, including warehouse.
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
$210,480
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
7.52%
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%
$4,209,600
$4.2M
Cap Rate 7%
$3,006,857
$3.0M
Cap Rate 9%
$2,338,667
$2.3M
Market Conditions
NOI Build-Up for 20,505 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
$344.5K $16.80/SF
− Vacancy
−$20.7K −$1.01/SF
EGI
$323.8K $15.79/SF
− OpEx
−$113.3K −$5.53/SF
NOI
$210.5K $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%
$4,209,600
Cap Rate 7%
$3,006,857
Cap Rate 9%
$2,338,667
Alternative Uses
Best Use
Flex RnD
$3.01M
$2.63M – $3.51M
NOI $210,480 @ 7.0% cap · market cap 7.52%
Second Best
Industrial
$1.50M
$1.32M – $1.76M
NOI $105,340 @ 7.0% cap · market cap 3.76%
Theoretical Best
Office A
$4.52M
$3.96M – $5.28M
NOI $316,644 @ 7.0% cap · market cap 11.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
319
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 - Flex/R&D facility with frontage and signage on Mound Road.
Where is this flex space located?
The property is located at 25560 Mound Rd Warren, MI.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: High‑traffic frontage and signage on Mound Road (46,160 VPD).; State‑of‑the‑art flex/R&D facility with high‑end finishes.; 100% HVAC coverage, including warehouse.
