Flex Space Near
For Sale
$1,150,000
35075 Forton Court, Clinton Township, MI 48035
Well-kept flex space suitable for owner-occupant or investment.
Property Size10,000 SF
Days on Market323
Property Features for 35075 Forton Court
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Commercial
Zoning
Industrial
Taxes and HOA fees
Annual Taxes
$13,030
Building Details
Building Size
10,000 SF
Year Built
1995
Listing Agency:
Professional Leasing & Sales LLC
(586) 996-9900
Listed By:
Robert Kluck · License #6502364544
(586) 996-9900
Source:
Carolbollo
Added: Oct 5, 2025
Changed: Aug 23
Last Checked: Aug 23 at 6:40AM
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 Professional Leasing & Sales LLC
Investment Insights
Based on property information with market context.
This well-kept flex space property is available for purchase, suitable for either an owner-occupant or as an investment opportunity. The property is located at 15 Mile and Harper, with convenient access to I-94. It features a 10 x 10 roll-up door in the rear and spacious parking with cement in very good condition. The property includes 1,000 square feet of office space in the front and two bathrooms. The property's large parking area may allow for dividing the building. The property is also available for lease at $7,500 monthly, and a lease option is possible.
Key Highlights
- Excellent location at 15 Mile and Harper, with quick access to I‑94.
- Suitable for owner‑occupant business or investment property.
- Potential to divide the building for multiple tenants due to large parking 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
$53,921
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
4.69%
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%
$1,078,420
$1.1M
Cap Rate 7%
$770,300
$770.3K
Cap Rate 9%
$599,122
$599.1K
Market Conditions
NOI Build-Up for 10,000 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
$81.6K $8.16/SF
− Vacancy
−$4.6K −$0.46/SF
EGI
$77.0K $7.70/SF
− OpEx
−$23.1K −$2.31/SF
NOI
$53.9K $5.39/SF
Area
Macomb County, MI
Vacancy
5.60%
Lease Rate
$8.16 /SF/Yr
Expense Ratio
30.00%
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%
$1,078,420
Cap Rate 7%
$770,300
Cap Rate 9%
$599,122
Alternative Uses
Best Use
Flex RnD
$1.62M
$1.42M – $1.89M
NOI $113,578 @ 7.0% cap · market cap 9.88%
Second Best
Industrial
$770.3K
$674.0K – $898.7K
NOI $53,921 @ 7.0% cap · market cap 4.69%
Theoretical Best
Specialty Retail
$1.87M
$1.64M – $2.18M
NOI $131,051 @ 7.0% cap · market cap 11.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
360
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 48035, MI
34,018
Population
15,615
Households
2.2
Avg Household Size
40
Median Age
20%
College-Educated
91%
High-School Grad
8.8 sq mi
ZIP Area
3,866
Density / Sq Mi
$69,245
Median Household Income
$41,167
Median Earnings
$1,111
Median Rent
$181,300
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- California Pasta Shops Inc — 33905 Harper Ave, Clinton Twp, MI 48035
- Bossman Catering Services LLC — 34376 Harper Ave, Clinton Twp, MI 48035
- A Living Experience — 35666 Harper Ave, Clinton Twp, MI 48035
Frequently Asked Questions
What type of property is this?
Flex space - Well-kept flex space suitable for owner-occupant or investment.
Where is this flex space located?
The property is located at 35075 Forton Court Clinton Township, MI.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Excellent location at 15 Mile and Harper, with quick access to I‑94.; Suitable for owner‑occupant business or investment property.; Potential to divide the building for multiple tenants due to large parking area.
