Industrial Flex Space For
For Sale
$1,299,000
836 Livernois St, Ferndale, MI 48220
Industrial flex space with great access to major roads.
Property Size9,326 SF
Price / SF$139.29
Days on Market319
Property Features for 836 Livernois St
General Information
Standard status
Active
Size
9,326 SF
Property subtype
Industrial
Building Details
Building Size
9,326 SF
Year Built
1973
Listing Agency:
Signature Associates - Southfield
(248) 613-5192
Listed By:
Dave Miller · License #6501388318
(248) 613-5192
Source:
Tcnworldwide
Added: Sep 25, 2025
Changed: Aug 8
Last Checked: Aug 8 at 4:46AM
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 Signature Associates - Southfield
Investment Insights
Based on property information with market context.
This 9,326 square-foot industrial flex space is available for purchase. The property is fully sprinklered and includes a Generac natural gas generator mounted on the roof, providing full building power. A security system with cameras is in place. The building is in good condition and ready for immediate occupancy. The surrounding area features a mix of industrial, office, and retail properties. The location provides convenient access to 8 Mile Road, Woodward Avenue, and I-75, facilitating transportation and logistics.
Key Highlights
- Great access to 8 Mile Road, Woodward Avenue and I‑75.
- Generac, full building, natural gas generator (roof mounted).**
- Fully sprinklered.
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
$96,457
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
7.43%
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%
$1,929,140
$1.9M
Cap Rate 7%
$1,377,957
$1.4M
Cap Rate 9%
$1,071,744
$1.1M
Market Conditions
NOI Build-Up for 9,326 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
$167.9K $18.00/SF
− Vacancy
−$19.5K −$2.09/SF
EGI
$148.4K $15.91/SF
− OpEx
−$51.9K −$5.57/SF
NOI
$96.5K $10.34/SF
Area
Oakland County, MI
Vacancy
11.60%
Lease Rate
$18.00 /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%
$1,929,140
Cap Rate 7%
$1,377,957
Cap Rate 9%
$1,071,744
Alternative Uses
Best Use
Flex RnD
$1.38M
$1.21M – $1.61M
NOI $96,457 @ 7.0% cap · market cap 7.43%
Second Best
Industrial
$660.1K
$577.6K – $770.1K
NOI $46,207 @ 7.0% cap · market cap 3.56%
Theoretical Best
Specialty Retail
$2.01M
$1.76M – $2.35M
NOI $140,808 @ 7.0% cap · market cap 10.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,269
Businesses Nearby
Explore this area
Business Placement
Demographics for 48220, MI
21,564
Population
12,003
Households
1.8
Avg Household Size
37
Median Age
53%
College-Educated
96%
High-School Grad
4.4 sq mi
ZIP Area
4,901
Density / Sq Mi
$86,095
Median Household Income
$54,557
Median Earnings
$1,191
Median Rent
$229,700
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?
Industrial property - Industrial flex space with great access to major roads.
Where is this industrial property located?
The property is located at 836 Livernois St Ferndale, MI.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Great access to 8 Mile Road, Woodward Avenue and I‑75.; Generac, full building, natural gas generator (roof mounted).**; Fully sprinklered.
