Flex Warehouse with Drive-Through
For Sale
$250,000
7293 N Clio Road, Mount Morris, MI 48458
Flex warehouse includes a front and rear drive-through shop with 12' x 12' overhead doors and office support space.
Property Size2,080 SF
Price / SF$120.19
Days on Market39
Property Features for 7293 N Clio Road
General Information
Standard status
Active
Size
2,080 SF
Property subtype
Industrial
Zoning
commercial
Additional Details
Highway Access
Yes
Drive-In Doors
2
Amenities
3
12261492613
Building Details
Year Built
19
Listing Agency:
Wentworth Real Estate Group
(810) 819-3877
Listed By:
Wayne Newman
(810) 819-3877
Source:
Xome
Added: Jul 13
Changed: Aug 12
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 Wentworth Real Estate Group
Investment Insights
Based on property information with market context.
This commercial building offers a flexible layout combining office and warehouse functionality. A drive-through shop is equipped with 12' x 12' overhead doors at both the front and rear, supporting vehicle circulation and loading from either end. Inside, the front office/reception area connects to additional private offices, a kitchen/break room, and a bathroom with a locker room, with a large open shop or warehouse area that can be adapted to operational needs.
The property is positioned for transportation access, located about one mile from the interstate, approximately 13 miles from Bishop International Airport, and around five miles from rail service. It is described as zoned commercial, and buyers are advised to verify intended uses with the municipality.
Recent improvements include a new furnace and air conditioning system (2026), insulated overhead doors and commercial garage door openers (2026), exterior enamel paint and pine tongue-and-groove finishes (2025), and a 2025 survey with all four property corners clearly marked. The roof was replaced approximately seven years ago.
The property is positioned for transportation access, located about one mile from the interstate, approximately 13 miles from Bishop International Airport, and around five miles from rail service. It is described as zoned commercial, and buyers are advised to verify intended uses with the municipality.
Recent improvements include a new furnace and air conditioning system (2026), insulated overhead doors and commercial garage door openers (2026), exterior enamel paint and pine tongue-and-groove finishes (2025), and a 2025 survey with all four property corners clearly marked. The roof was replaced approximately seven years ago.
Key Highlights
- Commercial flex warehouse with front and rear drive‑through shop and 12' x 12' overhead doors at both ends
- Office and support space includes front office/reception, private offices, kitchen/break room, and bathroom with locker room
- Recent improvements include new furnace and air conditioning system (2026), insulated overhead doors (2026), and commercial garage door openers (2026)
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
$14,305
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
5.72%
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%
$286,100
$286.1K
Cap Rate 7%
$204,357
$204.4K
Cap Rate 9%
$158,944
$158.9K
Market Conditions
NOI Build-Up for 2,080 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
$18.7K $9.00/SF
− Vacancy
−$1.9K −$0.91/SF
EGI
$16.8K $8.09/SF
− OpEx
−$2.5K −$1.21/SF
NOI
$14.3K $6.88/SF
Area
Genesee County, MI
Vacancy
10.10%
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%
$286,100
Cap Rate 7%
$204,357
Cap Rate 9%
$158,944
Alternative Uses
Best Use
Warehouse
$204.4K
$178.8K – $238.4K
NOI $14,305 @ 7.0% cap · market cap 5.72%
Second Best
Industrial
$168.3K
$147.3K – $196.3K
NOI $11,780 @ 7.0% cap · market cap 4.71%
Theoretical Best
Office A
$437.7K
$383.0K – $510.6K
NOI $30,638 @ 7.0% cap · market cap 12.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48458, MI
19,699
Population
9,136
Households
2.2
Avg Household Size
39
Median Age
8%
College-Educated
87%
High-School Grad
35.7 sq mi
ZIP Area
552
Density / Sq Mi
$43,496
Median Household Income
$32,122
Median Earnings
$896
Median Rent
$87,100
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?
Flex space - Flex warehouse includes a front and rear drive-through shop with 12' x 12' overhead doors and office support space.
Where is this flex space located?
The property is located at 7293 N Clio Road Mount Morris, MI.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Commercial flex warehouse with front and rear drive‑through shop and 12' x 12' overhead doors at both ends; Office and support space includes front office/reception, private offices, kitchen/break room, and bathroom with locker room; Recent improvements include new furnace and air conditioning system (2026), insulated overhead doors (2026), and commercial garage door openers (2026)
