Flex Live-Work with Overhead
2604 S 11th Street Niles, MI 49120
2604 S 11th Street, Niles, MI, 49120
$510,000
For Sale
$510,000
40x80 flex property features a 12x12 overhead door, three-phase power, and compressed air lines plus separate living quarters.
Property Size3,200 SF
Price / SF$159.38
Days on Market279
Property Features for 2604 S 11th Street
General Information
- Standard status
- Active
- Size
- 3,200 SF
- Property subtype
- Commercial
Building Details
- Year Built
- 1993
Listing agency
D Mottl Realty Group LLC
(574) 261-1226
Listed by
Matthew Money
(574) 261-1226
Source
Carolbollo
Added: Oct 17, 2025 Updated: Jul 21 at 9:56PM Checked: Jul 21 at 9:56PM
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 D Mottl Realty Group LLC
Investment Insights
Based on property information with market context.
This 40x80 commercial flex property has been cleaned and prepped for its next use. The building includes two offices, a full bath, and a loft for storage, along with a separate living quarters with a bedroom, kitchen, full bath, and private entrance suitable for live/work or on-site management.
Improvements and infrastructure include a 12x12 overhead door, three-phase electric, and compressed air lines throughout, powered by a compressor housed in the rear shed. The deep lot provides ample parking and potential for an additional structure, and the property is located on 11th Street with access to the Indiana-Michigan River Valley Paved Trail.
With its combination of office space, service-oriented infrastructure, and on-site living option, the property can support a range of operational setups, including machine or repair/fabrication-style uses, vehicle customization, storage, or other flexible light industrial or support uses.
Improvements and infrastructure include a 12x12 overhead door, three-phase electric, and compressed air lines throughout, powered by a compressor housed in the rear shed. The deep lot provides ample parking and potential for an additional structure, and the property is located on 11th Street with access to the Indiana-Michigan River Valley Paved Trail.
With its combination of office space, service-oriented infrastructure, and on-site living option, the property can support a range of operational setups, including machine or repair/fabrication-style uses, vehicle customization, storage, or other flexible light industrial or support uses.
Key Highlights
- 1993‑built 40x80 commercial property on high‑traffic 11th Street in Niles.
- 12x12 overhead door plus three‑phase electric for shop/industrial use.
- Compressed air lines throughout; compressor housed in the rear shed.
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $54.5k | $17.04 |
| − Vacancy | −$7.5k | −$2.35 |
| EGI | $47.0k | $14.69 |
| − OpEx | −$11.8k | −$3.67 |
| NOI | $35.3k | $11.02 |
3,200 SF · lease $17.04/SF/yr · vacancy 13.80% · expense 25.00%
Alternative Uses
Best Use
Office B
$503.6K
$440.7K – $587.5K
NOI $35,252 @ 7.0% cap · market cap 6.91%
Second Best
Mixed Use
$462.9K
$405.0K – $540.0K
NOI $32,400 @ 7.0% cap · market cap 6.35%
Theoretical Best
Office A
$673.4K
$589.2K – $785.6K
NOI $47,136 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
West River Machine
Industrial Manufacturer
Similar For Sale Nearby
FAQs
What type of property is this?
Flex space - 40x80 flex property features a 12x12 overhead door, three-phase power, and compressed air lines plus separate living quarters.
Where is this flex space located?
The property is located at 2604 S 11th Street Niles, MI.
What is the asking price?
The asking price for this property is $510,000.
What are key features of this property?
This property features: 1993‑built 40x80 commercial property on high‑traffic 11th Street in Niles.; 12x12 overhead door plus three‑phase electric for shop/industrial use.; Compressed air lines throughout; compressor housed in the rear shed.
