Fenced Flex Space Near
New
For Sale
$599,900
3905 32nd Street, Port Huron, MI 48060
COM/IND/BUS OPP, Port Huron, MI
Property Size6,750 SF
Lot Size3.33 Acres
Price / SF$88.87
Days on Market1
Property Features for 3905 32nd Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial, Industrial
Subdivision
PERSONAL PROPERTY
Lot features
Main Street
Standard status
Active
APN
74280203003000
Size
6,750 SF
Lot size
3.33 Acres
Utilities
Heating system
Hot Water(Heating), Forced Air
Water source
Public
Amenities
employee lounge with kitchen and bath
Building Details
Year built
1950
Listing Agency:
Century 21 Professionals · Century 21 Real Estate
(586) 731-8180
Listed By:
Ahmed Arafa · License #6506048224
(586) 215-1208
Added: Sep 1
Last Checked: Sep 1 at 1:06PM
MLS# 50220408
Copyright © 2026 Multiple Listing Service MiRealSource. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This flex-space property occupies 3.33 acres and includes a 3,750-square-foot main building, a 950-square-foot office/living area, and two additional buildings totaling approximately 4,800 square feet. The improvements include an overhead door, employee lounge with kitchen and bath, 600-amp electrical service, and newer water and sewer lines. Public water serves the property, which was built in 1950 and includes hot-water and forced-air heating.
The fully fenced site is positioned just off I-94 in Port Huron, with access to nearby railroads and Lake St. Clair. Flexible zoning supports retail and heavy-industrial uses. The property includes open area for trucks, equipment, and storage, with prior use by a towing company serving local police forces.
The fully fenced site is positioned just off I-94 in Port Huron, with access to nearby railroads and Lake St. Clair. Flexible zoning supports retail and heavy-industrial uses. The property includes open area for trucks, equipment, and storage, with prior use by a towing company serving local police forces.
Key Highlights
- 3.33‑acre fully fenced commercial/industrial site
- 3,750 SF main building plus 950 SF office/living area
- Two outbuildings totaling approximately 4,800 SF
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
$48,023
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
8.01%
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%
$960,460
$960.5K
Cap Rate 7%
$686,043
$686.0K
Cap Rate 9%
$533,589
$533.6K
Market Conditions
NOI Build-Up for 6,750 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
$60.8K $9.00/SF
− Vacancy
−$4.3K −$0.63/SF
EGI
$56.5K $8.37/SF
− OpEx
−$8.5K −$1.26/SF
NOI
$48.0K $7.11/SF
Area
St. Clair County, MI
Vacancy
7.00%
Lease Rate
$9.00 /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%
$960,460
Cap Rate 7%
$686,043
Cap Rate 9%
$533,589
Alternative Uses
Best Use
Flex RnD
$1.17M
$1.02M – $1.36M
NOI $81,771 @ 7.0% cap · market cap 13.63%
Second Best
Warehouse
$686.0K
$600.3K – $800.4K
NOI $48,023 @ 7.0% cap · market cap 8.01%
Theoretical Best
Multifamily LT 5
$5.07M
$4.44M – $5.92M
NOI $355,210 @ 7.0% cap · market cap 59.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 48060, MI
39,775
Population
18,066
Households
2.2
Avg Household Size
39
Median Age
17%
College-Educated
89%
High-School Grad
20.7 sq mi
ZIP Area
1,921
Density / Sq Mi
$51,342
Median Household Income
$32,017
Median Earnings
$1,005
Median Rent
$152,000
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.
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible zoning accommodates retail and heavy-industrial uses on a secured commercial property.
Where is this flex space located?
The property is located at 3905 32nd Street Port Huron, MI.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: 3.33‑acre fully fenced commercial/industrial site; 3,750 SF main building plus 950 SF office/living area; Two outbuildings totaling approximately 4,800 SF
