Secure Flex
For Sale
$419,900
8310 Hudson Road, Pittsford, MI 49271
Commercial Sale, Pittsford, MI
Property Size5,000 SF
Lot Size5.00 Acres
Price / SF$85.97
Days on Market48
Property Features for 8310 Hudson Road
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Interior features
Broadband
Elementary school district
Pittsford
Middle school district
Pittsford
High school district
Pittsford
Directions
Located on Hudson Rd. (M-34) on the north side of the road, directly behind Wildcat Mini-Storage. Follow the easement to pole barn behind the storage facility.
Standard status
Active
APN
12-013-200-111-13-7-2
Size
4,884 SF
Lot size
5.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Per legal on file at county courthouse
Tax Annual Amount
7106
Legal Description
Per legal on file at county courthouse
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Forced Air
Cooling system
Central Air
Water source
Well
Amenities
conference room
handicapped accessible bathroom
security camera system
alarm system
Building Details
Year built
2021
Number of units
1
Building materials
Metal Siding
Roof type
Metal
Listing Agency:
Playford Real Estate
(517) 849-7622
Listed By:
Bryan Playford
(517) 610-1342
Added: Jul 24
Changed: Sep 8
Last Checked: Sep 9 at 11:06PM
MLS# 26038535
Copyright © 2026 Michigan Regional Information Center, LLC. 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.
Completed in 2021, this 4,884-square-foot flex facility occupies a 5-acre parcel and combines conditioned workspace with dedicated administrative areas. The steel building includes offices, a conference room, a handicapped-accessible bathroom, concrete floors, four secure-access rooms, and a layout that can be reconfigured by removing interior steel walls. Heating and cooling are provided by six 5-ton forced-air units.
The main structure measures 50 by 90 feet with 12-foot ceilings, while a 16-by-24-foot office and conference-room addition has 8-foot ceilings. A 10-by-10-foot overhead door and dock access support loading and storage, complemented by four keyless-entry service doors. The fenced property includes gated access, parking, security cameras, and an alarm system monitoring heat, smoke, motion, and flooding.
The site uses a private well and septic system and fronts Hudson Road in Pittsford, with access to M-34, M-99, US-12, and US-127. The acreage provides outdoor storage or expansion area within a rural commercial corridor.
The main structure measures 50 by 90 feet with 12-foot ceilings, while a 16-by-24-foot office and conference-room addition has 8-foot ceilings. A 10-by-10-foot overhead door and dock access support loading and storage, complemented by four keyless-entry service doors. The fenced property includes gated access, parking, security cameras, and an alarm system monitoring heat, smoke, motion, and flooding.
The site uses a private well and septic system and fronts Hudson Road in Pittsford, with access to M-34, M-99, US-12, and US-127. The acreage provides outdoor storage or expansion area within a rural commercial corridor.
Key Highlights
- 4,884‑square‑foot facility on 5 acres
- Purpose‑built in 2021 with insulated steel construction
- Main building measures 50 x 90 feet with 12‑foot ceilings
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
$33,589
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
8.00%
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%
$671,780
$671.8K
Cap Rate 7%
$479,843
$479.8K
Cap Rate 9%
$373,211
$373.2K
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
$44.0K $9.00/SF
− Vacancy
−$4.4K −$0.91/SF
EGI
$39.5K $8.09/SF
− OpEx
−$5.9K −$1.21/SF
NOI
$33.6K $6.88/SF
Area
Hillsdale 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%
$671,780
Cap Rate 7%
$479,843
Cap Rate 9%
$373,211
Alternative Uses
Best Use
Flex RnD
$585.8K
$512.6K – $683.4K
NOI $41,006 @ 7.0% cap · market cap 9.77%
Second Best
Warehouse
$479.8K
$419.9K – $559.8K
NOI $33,589 @ 7.0% cap · market cap 8.00%
Theoretical Best
Specialty Retail
$776.0K
$679.0K – $905.4K
NOI $54,322 @ 7.0% cap · market cap 12.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 outdoor storage area.
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 $419,900.
What are key features of this property?
This property features: 4,884‑square‑foot facility on 5 acres; Purpose‑built in 2021 with insulated steel construction; Main building measures 50 x 90 feet with 12‑foot ceilings
