Secure Flex Space
For Sale
$449,900
8310 Hudson Rd, Pittsford, MI 49271
Insulated commercial facility with offices, controlled access, loading capability, and fenced outdoor area for storage or expansion.
Property Size5,000 SF
Lot Size5.00 Acres
Price / SF$92.12
Days on Market19
Property Features for 8310 Hudson Rd
General Information
Standard status
Active
Size
5,000 SF
Lot size
5.00 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
12 ft
Clear Span
No
Office Build-Out
384 SF
Conditioned Warehouse
Yes
Amenities
conference room
handicapped accessible bathroom
security system
Building Details
Year Built
2021
Buildings
1
Building Size
5,000 SF
Construction
steel
Listing Agency:
Playford Real Estate
(517) 610-1342
Listed By:
Bryan Playford
Source:
Katie-k
Added: Aug 12
Changed: Aug 29
Last Checked: Aug 29 at 10:13PM
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.
Built in 2021, this 4,884-square-foot flex facility combines a steel structure with insulated walls and ceiling, concrete floors, commercial-grade finishes, and a defined interior arrangement. The building includes four secure-access rooms, dedicated office and conference areas, an accessible bathroom, a 10-foot by 10-foot overhead door, dock access, and four keyless-entry service doors. Six 5-ton forced-air units provide a combined 30 tons of heating and cooling. Interior steel partitions can be removed to create a more open configuration.
The property occupies 5 acres along Hudson Road in Pittsford's Jefferson Township, within Hillsdale County. Access is available to M-34, M-99, US-12, and US-127. A gated, fenced perimeter encloses the building and parking area, with security cameras and an alarm system monitoring heat, smoke, motion, and flood conditions. The site also includes a private well and septic system, plus outdoor area suitable for storage or future expansion.
The property occupies 5 acres along Hudson Road in Pittsford's Jefferson Township, within Hillsdale County. Access is available to M-34, M-99, US-12, and US-127. A gated, fenced perimeter encloses the building and parking area, with security cameras and an alarm system monitoring heat, smoke, motion, and flood conditions. The site also includes a private well and septic system, plus outdoor area suitable for storage or future expansion.
Key Highlights
- Purpose‑built 2021 flex facility with 4,884 square feet
- 5‑acre parcel with outdoor storage or expansion area
- 50 x 90 main structure with 12‑foot ceiling
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
Property Profile
Current Use
Lease Details
12 ft
Clear height
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
23
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, controlled access, loading capability, and fenced outdoor area for storage or expansion.
Where is this flex space located?
The property is located at 8310 Hudson Rd 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: Purpose‑built 2021 flex facility with 4,884 square feet; 5‑acre parcel with outdoor storage or expansion area; 50 x 90 main structure with 12‑foot ceiling
