Hi-Tech Office and Warehouse
For Sale
$9,995,000
35801 Mound Rd, Sterling Heights, MI 48310
Corporate hi-tech office and warehouse building with furnished suites available.
Property Size94,209 SF
Price / SF$183.42
Days on Market157
Property Features for 35801 Mound Rd
General Information
Standard status
Active
Size
94,209 SF
Class
B
Property subtype
Office/High-Tech/Mixed Use
Building Details
Building Size
94,209 SF
Year Built
1991
Listing Agency:
(313) 590-7021
Listed By:
Al Iafrate, SIOR
(313) 590-7021
Source:
Corfac
Added: Mar 5
Changed: Aug 8
Last Checked: Aug 8 at 6:10AM
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 Al Iafrate, SIOR
Investment Insights
Based on property information with market context.
This corporate hi-tech office building, located at 15 Mile & Mound, offers furnished office suites ranging from 4,540 to 54,492 RSF. The property also includes a 20,000 sq ft 100% air-conditioned high-bay warehouse/research space. It is professionally managed and provides excellent freeway access.
Key Highlights
- Plug & Play Furnished Office Suites offering from 4,540 to 54,492 RSF
- 20,000 Sq. Ft. 100% Air Conditioned High‑Bay Warehouse/Research Space Available
- Excellent Freeway Access
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
$629,386
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
6.30%
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%
$12,587,720
$12.6M
Cap Rate 7%
$8,991,229
$9.0M
Cap Rate 9%
$6,993,178
$7.0M
Market Conditions
NOI Build-Up for 54,492 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
$954.7K $17.52/SF
− Vacancy
−$115.5K −$2.12/SF
EGI
$839.2K $15.40/SF
− OpEx
−$209.8K −$3.85/SF
NOI
$629.4K $11.55/SF
Area
Sterling Heights, MI
Vacancy
12.10%
Lease Rate
$17.52 /SF/Yr
Expense Ratio
25.00%
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%
$12,587,720
Cap Rate 7%
$8,991,229
Cap Rate 9%
$6,993,178
Alternative Uses
Best Use
Office B
$8.99M
$7.87M – $10.49M
NOI $629,386 @ 7.0% cap · market cap 6.30%
Second Best
Flex RnD
$7.42M
$6.49M – $8.66M
NOI $519,396 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$12.02M
$10.52M – $14.02M
NOI $841,480 @ 7.0% cap · market cap 8.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
537
Businesses Nearby
Explore this area
Business Placement
Demographics for 48310, MI
43,709
Population
15,399
Households
2.8
Avg Household Size
41
Median Age
28%
College-Educated
83%
High-School Grad
8.8 sq mi
ZIP Area
4,967
Density / Sq Mi
$77,851
Median Household Income
$35,457
Median Earnings
$1,368
Median Rent
$263,100
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Corporate hi-tech office and warehouse building with furnished suites available.
Where is this office building located?
The property is located at 35801 Mound Rd Sterling Heights, MI.
What is the asking price?
The asking price for this property is $9,995,000.
What are key features of this property?
This property features: Plug & Play Furnished Office Suites offering from 4,540 to 54,492 RSF; 20,000 Sq. Ft. 100% Air Conditioned High‑Bay Warehouse/Research Space Available; Excellent Freeway Access
