Industrial Warehouse For
For Sale
Contact for pricing
9408 N Saginaw, Mount Morris, MI 48458
Industrial warehouse available for sale, offering a practical 7,200-square-foot footprint for business use.
Property Size7,200 SF
Price / SF$121.53
Days on Market95
Property Features for 9408 N Saginaw
General Information
Standard status
Active
Size
7,200 SF
Property subtype
Industrial
Building Details
Year Built
2005
Year Renovated
2016
Listing Agency:
Cushman & Wakefield - Detroit - Southfield, Michigan
Listed By:
Albert Ellis · License #MI 6506045547
Source:
Crexi
Added: Jun 3
Changed: Aug 21
Last Checked: Sep 1 at 2:07AM
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 Cushman & Wakefield - Detroit - Southfield, Michigan
Investment Insights
Based on property information with market context.
This property is an industrial warehouse offered for sale with a total size of 7,200 square feet. It presents a straightforward warehouse format suitable for a range of industrial and storage-oriented needs.
The building is located at 9408 N. Saginaw in Mt. Morris, Michigan (48458). While the listing information provided does not specify site access, frontage, or other external features, it is positioned as a dedicated industrial property within the Mt. Morris area.
For buyers and operators seeking an industrial warehouse, the key consideration is the available floor area for day-to-day operational storage and logistics. This offering is best suited for users who want a single, commercial warehouse asset with a defined total size for planning and occupancy.
The building is located at 9408 N. Saginaw in Mt. Morris, Michigan (48458). While the listing information provided does not specify site access, frontage, or other external features, it is positioned as a dedicated industrial property within the Mt. Morris area.
For buyers and operators seeking an industrial warehouse, the key consideration is the available floor area for day-to-day operational storage and logistics. This offering is best suited for users who want a single, commercial warehouse asset with a defined total size for planning and occupancy.
Key Highlights
- Industrial warehouse built in 2005
- 7,200 sq ft industrial warehouse available for sale
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
$49,517
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
5.66%
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%
$990,340
$990.3K
Cap Rate 7%
$707,386
$707.4K
Cap Rate 9%
$550,189
$550.2K
Market Conditions
NOI Build-Up for 7,200 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
$64.8K $9.00/SF
− Vacancy
−$6.5K −$0.91/SF
EGI
$58.3K $8.09/SF
− OpEx
−$8.7K −$1.21/SF
NOI
$49.5K $6.88/SF
Area
Genesee 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%
$990,340
Cap Rate 7%
$707,386
Cap Rate 9%
$550,189
Alternative Uses
Best Use
Warehouse
$707.4K
$619.0K – $825.3K
NOI $49,517 @ 7.0% cap · market cap 5.66%
Second Best
Industrial
$582.6K
$509.7K – $679.7K
NOI $40,779 @ 7.0% cap · market cap 4.66%
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,055 @ 7.0% cap · market cap 12.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
84
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 48458, MI
19,699
Population
9,136
Households
2.2
Avg Household Size
39
Median Age
8%
College-Educated
87%
High-School Grad
35.7 sq mi
ZIP Area
552
Density / Sq Mi
$43,496
Median Household Income
$32,122
Median Earnings
$896
Median Rent
$87,100
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Mt. Morris Self Storage — 9030 N Saginaw Rd, Mt Morris, MI 48458
- Stor & Lock — 9125 N Saginaw Rd, Mt Morris, MI 48458
Frequently Asked Questions
What type of property is this?
Warehouse - Industrial warehouse available for sale, offering a practical 7,200-square-foot footprint for business use.
Where is this warehouse located?
The property is located at 9408 N Saginaw Mount Morris, MI.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Industrial warehouse built in 2005; 7,200 sq ft industrial warehouse available for sale
