Industrial Warehouse with Heavy
New
For Sale
$2,650,000
35320 Beattie Dr Sterling, Sterling Heights, MI 48312
Manufacturing and warehouse space features heavy electrical service, overhead cranes, and flexible building configurations.
Property Size24,264 SF
Days on Market7
Property Features for 35320 Beattie Dr Sterling
General Information
Standard status
Active
Size
24,264 SF
Net Rentable
10,852 SF
Property subtype
Warehouse
Lease Type
NNN
Space & Availability
Available Space
10,852-24,264 SF
Contiguous Space
24,264 SF
Warehouse & Industrial
Voltage
480 V
Heavy Power
Yes
Building Details
Building Size
24,264 SF
Year Built
1979
Tenancy
Multi
Listing Agency:
P.A. Commercial Corporate & Investment Real Estate
(248) 663-0506
Listed By:
John Arthurs · License #6501222941
(248) 663-0506
Source:
Thebrokerlist
Added: Aug 14
Changed: Aug 17
Last Checked: Aug 20 at 4:04AM
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 P.A. Commercial Corporate & Investment Real Estate
Investment Insights
Based on property information with market context.
This industrial warehouse property offers 10,852 SF, 13,412 SF, or the full 24,264 SF building for lease. The duplex configuration includes 13,412 SF with 2,912 SF of office space and 24,264 SF with 4,284 SF of office space. Heavy power includes 480 Volt and 240 Volt service with buss duct. The facility also provides two 5-Ton cranes within the 13,412 SF area, two 12' x 14' overhead doors, airline service, T-8 lighting, exhaust fans, and clear heights primarily measuring 18 feet. A separate 1,680 SF area reaches 26 feet of clear height. The building was constructed in 1979, with a freshly painted interior and resurfaced asphalt driveway.
The property is located on the north side of 15 Mile Rd between Mound Rd and Van Dyke Ave in Sterling Heights, Michigan. I-75 and I-696 are minutes away, with Stellantis Assembly, Ford Transmission, Tacom, GM Tech Center, and M-59 among the nearby industrial and transportation references. The lease structure is NNN, with the tenant responsible for taxes, building insurance, and exterior maintenance.
The property is located on the north side of 15 Mile Rd between Mound Rd and Van Dyke Ave in Sterling Heights, Michigan. I-75 and I-696 are minutes away, with Stellantis Assembly, Ford Transmission, Tacom, GM Tech Center, and M-59 among the nearby industrial and transportation references. The lease structure is NNN, with the tenant responsible for taxes, building insurance, and exterior maintenance.
Key Highlights
- Flexible availability from 10,852 SF to 24,264 SF
- Two (2) 5‑Ton cranes in the 13,412 SF space
- 480 Volt & 240 Volt service with buss duct
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
$151,363
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
5.71%
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%
$3,027,260
$3.0M
Cap Rate 7%
$2,162,329
$2.2M
Cap Rate 9%
$1,681,811
$1.7M
Market Conditions
NOI Build-Up for 24,264 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
$186.3K $7.68/SF
− Vacancy
−$8.3K −$0.34/SF
EGI
$178.1K $7.34/SF
− OpEx
−$26.7K −$1.10/SF
NOI
$151.4K $6.24/SF
Area
Sterling Heights, MI
Vacancy
4.44%
Lease Rate
$7.68 /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%
$3,027,260
Cap Rate 7%
$2,162,329
Cap Rate 9%
$1,681,811
Alternative Uses
Best Use
Warehouse
$2.16M
$1.89M – $2.52M
NOI $151,363 @ 7.0% cap · market cap 5.71%
Second Best
Industrial
$1.78M
$1.56M – $2.08M
NOI $124,652 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$5.35M
$4.68M – $6.24M
NOI $374,691 @ 7.0% cap · market cap 14.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
543
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48312, MI
34,854
Population
14,282
Households
2.4
Avg Household Size
42
Median Age
31%
College-Educated
87%
High-School Grad
11.1 sq mi
ZIP Area
3,140
Density / Sq Mi
$71,266
Median Household Income
$40,488
Median Earnings
$1,176
Median Rent
$253,700
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?
Warehouse - Manufacturing and warehouse space features heavy electrical service, overhead cranes, and flexible building configurations.
Where is this warehouse located?
The property is located at 35320 Beattie Dr Sterling Sterling Heights, MI.
What is the asking price?
The asking price for this property is $2,650,000.
What are key features of this property?
This property features: Flexible availability from 10,852 SF to 24,264 SF; Two (2) 5‑Ton cranes in the 13,412 SF space; 480 Volt & 240 Volt service with buss duct
