Secure Flex
New
For Sale
$449,900
8310 Hudson Road, Pittsford, MI 49271
Insulated commercial facility with offices, a conference room, gated access, and adaptable interior rooms.
Property Size4,884 SF
Lot Size5.00 Acres
Days on Market2
Property Features for 8310 Hudson Road
General Information
Standard status
Active
Size
4,884 SF
Lot size
5.00 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Clear Height
12 ft
Clear Span
No
Office Build-Out
384 SF
Taxes and HOA fees
Annual Taxes
$7,106
Amenities
conference room
handicapped accessible bathroom
gated entry
security camera system
alarm system
Building Details
Building Size
4,884 SF
Year Built
2021
Buildings
1
Stories
4884
Units
1
Construction
steel
Listing Agency:
Playford Real Estate
(517) 610-1342
Listed By:
Bryan Playford
(517) 610-1342
Source:
Irishhillsfivestarhomes
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 9:07AM
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 Playford Real Estate
Investment Insights
Based on property information with market context.
Completed in 2021, this flex facility combines a steel building with insulated walls and ceiling, concrete floors, dedicated office space, a conference room, and an accessible bathroom. The primary structure measures 50 by 90 feet with 12-foot ceilings, while a 16-by-24-foot addition provides finished office and meeting areas with 8-foot ceilings. Four secure-access rooms currently organize the interior, and their steel partitions can be removed to create a more open configuration. Mechanical systems include six 5-ton forced-air heating and cooling units totaling 30 tons. A 10-by-10-foot overhead door, dock access, four keyless service entrances, and private well and septic support the facility. Security improvements include a fenced and gated perimeter, camera coverage, and a monitored alarm system.
The property occupies 5 acres along Hudson Road in Pittsford, within Jefferson Township in Hillsdale County. Access is available to M-34, M-99, US-12, and US-127. The site includes parking and additional outdoor area for storage or expansion, subject to applicable requirements.
The property occupies 5 acres along Hudson Road in Pittsford, within Jefferson Township in Hillsdale County. Access is available to M-34, M-99, US-12, and US-127. The site includes parking and additional outdoor area for storage or expansion, subject to applicable requirements.
Key Highlights
- 2021‑built facility on a 5‑acre parcel
- 50 x 90 main building with 12‑foot ceilings and a 16 x 24 office/conference‑room bump out
- Six 5‑ton forced‑air heating and cooling units totaling 30 tons
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
$41,006
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
9.11%
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%
$820,120
$820.1K
Cap Rate 7%
$585,800
$585.8K
Cap Rate 9%
$455,622
$455.6K
Market Conditions
NOI Build-Up for 4,884 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
$68.6K $14.04/SF
− Vacancy
−$5.5K −$1.12/SF
EGI
$63.1K $12.92/SF
− OpEx
−$22.1K −$4.52/SF
NOI
$41.0K $8.40/SF
Area
Hillsdale County, MI
Vacancy
8.00%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
35.00%
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%
$820,120
Cap Rate 7%
$585,800
Cap Rate 9%
$455,622
Alternative Uses
Best Use
Flex RnD
$585.8K
$512.6K – $683.4K
NOI $41,006 @ 7.0% cap · market cap 9.11%
Second Best
Warehouse
$479.8K
$419.9K – $559.8K
NOI $33,589 @ 7.0% cap · market cap 7.47%
Theoretical Best
Specialty Retail
$776.0K
$679.0K – $905.4K
NOI $54,322 @ 7.0% cap · market cap 12.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
12 ft
Clear height
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 49271, MI
2,230
Population
1,062
Households
2.1
Avg Household Size
45
Median Age
16%
College-Educated
92%
High-School Grad
53.5 sq mi
ZIP Area
42
Density / Sq Mi
$52,870
Median Household Income
$36,250
Median Earnings
$947
Median Rent
$140,600
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 - Insulated commercial facility with offices, a conference room, gated access, and adaptable interior rooms.
Where is this flex space located?
The property is located at 8310 Hudson Road Pittsford, MI.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: 2021‑built facility on a 5‑acre parcel; 50 x 90 main building with 12‑foot ceilings and a 16 x 24 office/conference‑room bump out; Six 5‑ton forced‑air heating and cooling units totaling 30 tons
