Fully Leased Flex Industrial
For Sale
$1,250,000
35075 FORTON CT, Clinton Township, MI 48035
Flex/industrial building with 1,000 feet of front office, two bathrooms, and a 10-by-10 rear roll-up door.
Property Size10,000 SF
Price / SF$125
Days on Market321
Property Features for 35075 FORTON CT
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Industrial
Amenities
Central Air
3
Flat, Asphalt
105242
Building Details
Year Built
1995
Listing Agency:
Professional Leasing & Sales LLC
(586) 996-9900
Listed By:
Robert Kluck · License #6502364544
(586) 996-9900
Source:
Xome
Added: Sep 27, 2025
Changed: Aug 12
Last Checked: Aug 12 at 3:32AM
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 industrial building is fully leased and offered for sale. The property includes approximately 1,000 square feet of office space at the front, along with two bathrooms. At the rear, there is a 10-by-10 roll-up door, and the all-cement site is reported in very good condition.
The building is located at 15 Mile and Harper, with convenient access described to I-94. Parking is available on-site, and 24-hour notice is required for showings.
For investment purposes, the remarks indicate the building may be possible to divide due to the size of the parking area.
The building is located at 15 Mile and Harper, with convenient access described to I-94. Parking is available on-site, and 24-hour notice is required for showings.
For investment purposes, the remarks indicate the building may be possible to divide due to the size of the parking area.
Key Highlights
- Fully leased flex/industrial building built in 1995
- 1,000 SF front office plus two bathrooms
- 10‑by‑10 rear roll‑up door with 10' x 10' roll up in the rear
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
$113,578
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
9.09%
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%
$2,271,560
$2.3M
Cap Rate 7%
$1,622,543
$1.6M
Cap Rate 9%
$1,261,978
$1.3M
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
$198.0K $19.80/SF
− Vacancy
−$23.3K −$2.33/SF
EGI
$174.7K $17.47/SF
− OpEx
−$61.2K −$6.12/SF
NOI
$113.6K $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%
$2,271,560
Cap Rate 7%
$1,622,543
Cap Rate 9%
$1,261,978
Alternative Uses
Best Use
Flex RnD
$1.62M
$1.42M – $1.89M
NOI $113,578 @ 7.0% cap · market cap 9.09%
Second Best
Warehouse
$935.4K
$818.5K – $1.09M
NOI $65,476 @ 7.0% cap · market cap 5.24%
Theoretical Best
Specialty Retail
$1.87M
$1.64M – $2.18M
NOI $131,051 @ 7.0% cap · market cap 10.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
425
Businesses Nearby
Under-served
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 Office 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 - Flex/industrial building with 1,000 feet of front office, two bathrooms, and a 10-by-10 rear roll-up door.
Where is this flex space located?
The property is located at 35075 FORTON CT Clinton Township, MI.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Fully leased flex/industrial building built in 1995; 1,000 SF front office plus two bathrooms; 10‑by‑10 rear roll‑up door with 10' x 10' roll up in the rear
