Office Building & Warehouse
For Sale
Contact for pricing
4040 E Bristol Rd, Burton, MI 48519
Profitable commercial property with office, warehouse, and self-storage units.
Property Size29,600 SF
Lot Size2.50 Acres
Price / SF$64.02
Days on Market541
Property Features for 4040 E Bristol Rd
General Information
Standard status
Active
Size
29,600 SF
Class
C
Total Parking Spaces
60
Lot size
2.50 Acres
Property subtype
Industrial, Office, Self Storage
Zoning
201-Commercial Imrpoved
Occupancy
100%
Investment Type
Owner/User
Net Operating Income
$147,000
Building Details
Year Built
1985
Year Renovated
2020
Buildings
4
Stories
1
Units
16
Tenancy
Multi
Listing Agency:
VASH Investment Group
Listed By:
Damon Thomas · License #650-1252678
Source:
Crexi
Added: Feb 25, 2025
Changed: Aug 8
Last Checked: Aug 19 at 2:03PM
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 VASH Investment Group
Investment Insights
Based on property information with market context.
This 2.5-acre commercial property, situated in Burton with 285 feet of frontage on East Bristol Rd, presents a lucrative opportunity. It includes a 1,300 square foot office building, currently owner-occupied, featuring five offices, 14-foot high ceilings, a payment foyer, a conference room, M/W bathrooms, and a kitchenette. Attached to the office building is a 7,000 square foot heated warehouse with 16-foot high ceilings, two 12-foot high garage doors, and upper-level storage space. Additionally, the property boasts a 15-unit self-storage warehouse complex totaling 21,300 square feet, which is fully occupied and gated. The warehouse complex generates a gross annual income of $130,000. The owner is willing to rent back the office building for one year, potentially increasing the gross income to $190,000 per year. The self-storage units offer 24/7 access with keypad entry, 12-foot clearance overhead garage doors, dry storage, and separate metering. The unit mix includes four 1,200 square foot units averaging $560 per unit and eleven 1,500 square foot units averaging $860 per unit. The property has a waitlist for storage units.
Key Highlights
- Cash‑flowing 15‑unit self‑storage warehouse complex grossing $130,000 annually, fully occupied with a waitlist.
- Profitable 2.5‑acre commercial property with 285 ft of frontage on East Bristol Rd.
- Opportunity to increase gross income to $190,000/year with owner renting back the 1,300 sq ft office building.
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
$167,646
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
8.85%
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%
$3,352,920
$3.4M
Cap Rate 7%
$2,394,943
$2.4M
Cap Rate 9%
$1,862,733
$1.9M
Market Conditions
NOI Build-Up for 29,600 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
$266.4K $9.00/SF
− Vacancy
−$26.9K −$0.91/SF
EGI
$239.5K $8.09/SF
− OpEx
−$71.8K −$2.43/SF
NOI
$167.6K $5.66/SF
Area
Genesee County, MI
Vacancy
10.10%
Lease Rate
$9.00 /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%
$3,352,920
Cap Rate 7%
$2,394,943
Cap Rate 9%
$1,862,733
Alternative Uses
Best Use
Office B
$4.66M
$4.08M – $5.43M
NOI $326,084 @ 7.0% cap · market cap 17.21%
Second Best
Self Storage
$3.37M
$2.95M – $3.94M
NOI $236,208 @ 7.0% cap · market cap 12.46%
Theoretical Best
Office A
$6.23M
$5.45M – $7.27M
NOI $436,004 @ 7.0% cap · market cap 23.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
165
Businesses Nearby
Explore this area
Business Placement
Demographics for 48519, MI
7,825
Population
3,356
Households
2.3
Avg Household Size
42
Median Age
16%
College-Educated
88%
High-School Grad
7.8 sq mi
ZIP Area
1,003
Density / Sq Mi
$60,625
Median Household Income
$36,924
Median Earnings
$890
Median Rent
$157,800
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Profitable commercial property with office, warehouse, and self-storage units.
Where is this self storage facility located?
The property is located at 4040 E Bristol Rd Burton, MI.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: Cash‑flowing 15‑unit self‑storage warehouse complex grossing $130,000 annually, fully occupied with a waitlist.; Profitable 2.5‑acre commercial property with 285 ft of frontage on East Bristol Rd.; Opportunity to increase gross income to $190,000/year with owner renting back the 1,300 sq ft office building.
