Commercial Property with Warehouse
For Sale
Contact for pricing
4040 E Bristol Rd, Burton, MI 48532
Profitable commercial property featuring office, warehouse, and self-storage units.
Property Size8,300 SF
Lot Size2.50 Acres
Price / SF$113.86
Days on Market195
Property Features for 4040 E Bristol Rd
General Information
Standard status
Active
Size
8,300 SF
Class
C
Lot size
2.50 Acres
Property subtype
Mixed Use, Office
Zoning
201-Commercial Improved
Occupancy
100%
Investment Type
Owner/User
Building Details
Year Built
1985
Year Renovated
2020
Buildings
1
Listing Agency:
VASH Investment Group
Listed By:
Damon Thomas · License #650-1252678
Source:
Crexi
Added: Feb 6
Changed: Aug 8
Last Checked: Aug 18 at 7:00PM
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 VASH Investment Group
Investment Insights
Based on property information with market context.
This commercial property, situated on 2.5 acres, features 285 feet of frontage on East Bristol Rd in Burton. The parcel includes a 1,300 square foot office building, currently owner-occupied, and an attached 7,000 square foot heated warehouse. Additionally, there is a 15-unit self-storage warehouse complex that is fully occupied and gated. The warehouse complex generates a gross annual income of $130,000. The office building contains five offices, 14-foot high ceilings, a payment foyer, a conference room, and M/W bathrooms with a kitchenette. The attached warehouse has 16-foot high ceilings, heating, two 12-foot high garage doors, and upper-level storage space. The owner is willing to rent back the office building for one year, increasing the gross annual income to $190,000.
Key Highlights
- Strong investment opportunity with self‑storage warehouse complex grossing $130,000 annually.
- 2.5 acre commercial property with 285 ft of frontage on East Bristol Rd.
- Fully occupied, gated, 15‑unit self‑storage warehouse complex.
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
$79,369
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
8.40%
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%
$1,587,380
$1.6M
Cap Rate 7%
$1,133,843
$1.1M
Cap Rate 9%
$881,878
$881.9K
Market Conditions
NOI Build-Up for 8,300 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
$149.4K $18.00/SF
− Vacancy
−$22.4K −$2.70/SF
EGI
$127.0K $15.30/SF
− OpEx
−$47.6K −$5.74/SF
NOI
$79.4K $9.56/SF
Area
Genesee County, MI
Vacancy
15.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,587,380
Cap Rate 7%
$1,133,843
Cap Rate 9%
$881,878
Alternative Uses
Best Use
Office B
$1.31M
$1.14M – $1.52M
NOI $91,436 @ 7.0% cap · market cap 9.68%
Second Best
Mixed Use
$1.13M
$992.1K – $1.32M
NOI $79,369 @ 7.0% cap · market cap 8.40%
Theoretical Best
Office A
$1.75M
$1.53M – $2.04M
NOI $122,258 @ 7.0% cap · market cap 12.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
165
Businesses Nearby
Explore this area
Business Placement
Demographics for 48532, MI
19,247
Population
9,093
Households
2.1
Avg Household Size
43
Median Age
19%
College-Educated
88%
High-School Grad
16.0 sq mi
ZIP Area
1,203
Density / Sq Mi
$58,118
Median Household Income
$34,361
Median Earnings
$929
Median Rent
$157,300
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?
Mixed-use property - Profitable commercial property featuring office, warehouse, and self-storage units.
Where is this mixed-use property located?
The property is located at 4040 E Bristol Rd Burton, MI.
What is the asking price?
The asking price for this property is $945,000.
What are key features of this property?
This property features: Strong investment opportunity with self‑storage warehouse complex grossing $130,000 annually.; 2.5 acre commercial property with 285 ft of frontage on East Bristol Rd.; Fully occupied, gated, 15‑unit self‑storage warehouse complex.
