Two Standalone Industrial
For Sale
$499,999
8407 E 9 Mile Rd, Warren, MI
Fully leased standalone industrial buildings on a main road with on-site parking and interstate access.
Property Size8,277 SF
Price / SF$60.41
Days on Market92
Property Features for 8407 E 9 Mile Rd
General Information
Standard status
Active
Size
8,277 SF
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$10,145
Listing Agency:
Community Choice Realty Inc
(248) 729-0011
Listed By:
Fadi Akkam · License #423330
(248) 729-0011
Source:
Exprealty
Added: May 21
Changed: Aug 20
Last Checked: Aug 20 at 10:06AM
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 Community Choice Realty Inc
Investment Insights
Based on property information with market context.
This for-sale income-producing property features two standalone industrial buildings totaling approximately 8,277 square feet. The buildings are fully leased and currently generating $5,000 in rental income. The setup supports straightforward tenant operations with an on-site parking area serving the industrial use.
Located directly on E. Nine Mile Rd in Warren, the property sits east of Van Dyke Rd. The frontage provides high visibility, and the site offers immediate access to major interstates including I-94, I-75, and I-696. The surrounding area is described as a high-traffic industrial corridor, supporting convenient transportation for logistics and service-oriented businesses.
For buyers or operators seeking an established industrial platform, this offering combines a multi-building configuration with existing in-place leasing. Its location along a primary thoroughfare and proximity to multiple interstate routes can be advantageous for tenant access and daily operations. The fully leased status also provides immediate occupancy rather than requiring a repositioning plan.
Located directly on E. Nine Mile Rd in Warren, the property sits east of Van Dyke Rd. The frontage provides high visibility, and the site offers immediate access to major interstates including I-94, I-75, and I-696. The surrounding area is described as a high-traffic industrial corridor, supporting convenient transportation for logistics and service-oriented businesses.
For buyers or operators seeking an established industrial platform, this offering combines a multi-building configuration with existing in-place leasing. Its location along a primary thoroughfare and proximity to multiple interstate routes can be advantageous for tenant access and daily operations. The fully leased status also provides immediate occupancy rather than requiring a repositioning plan.
Key Highlights
- Income‑producing property in Warren with two standalone industrial buildings totaling approximately 8,277 SF
- Fully leased with rental income reported at $5,000
- Located directly on E. Nine Mile Rd, east of Van Dyke Rd
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
$42,521
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
8.50%
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%
$850,420
$850.4K
Cap Rate 7%
$607,443
$607.4K
Cap Rate 9%
$472,456
$472.5K
Market Conditions
NOI Build-Up for 8,277 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
$63.6K $7.68/SF
− Vacancy
−$2.8K −$0.34/SF
EGI
$60.7K $7.34/SF
− OpEx
−$18.2K −$2.20/SF
NOI
$42.5K $5.14/SF
Area
Warren, MI
Vacancy
4.44%
Lease Rate
$7.68 /SF/Yr
Expense Ratio
30.00%
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%
$850,420
Cap Rate 7%
$607,443
Cap Rate 9%
$472,456
Alternative Uses
Best Use
Warehouse
$737.6K
$645.4K – $860.6K
NOI $51,633 @ 7.0% cap · market cap 10.33%
Second Best
Industrial
$607.4K
$531.5K – $708.7K
NOI $42,521 @ 7.0% cap · market cap 8.50%
Theoretical Best
Office A
$1.83M
$1.60M – $2.13M
NOI $127,816 @ 7.0% cap · market cap 25.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
417
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Warehouse - Fully leased standalone industrial buildings on a main road with on-site parking and interstate access.
Where is this warehouse located?
The property is located at 8407 E 9 Mile Rd Warren, MI.
What is the asking price?
The asking price for this property is $499,999.
What are key features of this property?
This property features: Income‑producing property in Warren with two standalone industrial buildings totaling approximately 8,277 SF; Fully leased with rental income reported at $5,000; Located directly on E. Nine Mile Rd, east of Van Dyke Rd
