Light Industrial Warehouse with
For Sale
$775,000
31186 Eight Mile Rd, Farmington, MI 48336
5,000 SF clear-span warehouse with 14' height, secured fenced yard, and (2) 10' x 12' grade-level doors.
Property Size5,000 SF
Lot Size0.92 Acres
Price / SF$155
Days on Market49
Property Features for 31186 Eight Mile Rd
General Information
Standard status
Active
Size
5,000 SF
Lot size
0.92 Acres
Property subtype
Industrial
Zoning
LI-1
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Clear Height
14 ft
Drive-In Doors
2
Building Details
Building Size
5,000 SF
Tenancy
Single
Listing Agency:
Burger & Company
Listed By:
Jack Bushart · License #6501442083
(734) 890-4609
Source:
Cpix.resimplifi
Added: Jul 21
Changed: Sep 5
Last Checked: Sep 7 at 4:42AM
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 Burger & Company
Investment Insights
Based on property information with market context.
This 5,000 SF warehouse includes clear-span storage space with 14' clear height and (2) 10' x 12' grade-level doors. The property sits on a fenced, secured 0.92-acre lot that provides yard space for on-site operations.
The building is zoned L-1 Light Industrial and is leased to SERVPRO through 3/31/27. Located just east of the Orchard Lake and 8 Mile intersection, the site offers a practical configuration for contractors and other light industrial uses that benefit from yard access.
With its combination of warehouse clear span, overhead door access, and enclosed yard space, the property supports a range of warehouse and light industrial needs while remaining positioned for day-to-day operational use.
The building is zoned L-1 Light Industrial and is leased to SERVPRO through 3/31/27. Located just east of the Orchard Lake and 8 Mile intersection, the site offers a practical configuration for contractors and other light industrial uses that benefit from yard access.
With its combination of warehouse clear span, overhead door access, and enclosed yard space, the property supports a range of warehouse and light industrial needs while remaining positioned for day-to-day operational use.
Key Highlights
- 5,000 SF building with clear‑span warehouse space and 14' clear height
- Zoned L‑1 Light Industrial
- Two (2) 10' x 12' grade‑level doors
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
$30,082
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
3.88%
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%
$601,640
$601.6K
Cap Rate 7%
$429,743
$429.7K
Cap Rate 9%
$334,244
$334.2K
Market Conditions
NOI Build-Up for 5,000 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
$36.8K $7.35/SF
− Vacancy
−$1.4K −$0.27/SF
EGI
$35.4K $7.08/SF
− OpEx
−$5.3K −$1.06/SF
NOI
$30.1K $6.02/SF
Area
Oakland County, MI
Vacancy
3.70%
Lease Rate
$7.35 /SF/Yr
Expense Ratio
15.00%
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%
$601,640
Cap Rate 7%
$429,743
Cap Rate 9%
$334,244
Alternative Uses
Best Use
Warehouse
$429.7K
$376.0K – $501.4K
NOI $30,082 @ 7.0% cap · market cap 3.88%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.08M
$943.7K – $1.26M
NOI $75,492 @ 7.0% cap · market cap 9.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
14 ft
Clear height
2
Drive-in doors
Single-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
699
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48336, MI
26,802
Population
12,296
Households
2.2
Avg Household Size
42
Median Age
44%
College-Educated
92%
High-School Grad
9.3 sq mi
ZIP Area
2,882
Density / Sq Mi
$85,325
Median Household Income
$54,077
Median Earnings
$1,141
Median Rent
$247,600
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Links Moving Systems - Farmington — 30835 W 10 Mile Rd #1047, Farmington Hills, MI 48336
Frequently Asked Questions
What type of property is this?
Warehouse - 5,000 SF clear-span warehouse with 14' height, secured fenced yard, and (2) 10' x 12' grade-level doors.
Where is this warehouse located?
The property is located at 31186 Eight Mile Rd Farmington, MI.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: 5,000 SF building with clear‑span warehouse space and 14' clear height; Zoned L‑1 Light Industrial; Two (2) 10' x 12' grade‑level doors
