Two-Building Flex
For Sale
$329,900
W7941 E Breitung Ave. Iron, Iron Mountain, MI 49801
Flex property with heated work areas, offices, storage bays, and private water and septic systems.
Property Size5,200 SF
Lot Size2.60 Acres
Price / SF$63.44
Days on Market194
Property Features for W7941 E Breitung Ave. Iron
General Information
Standard status
Active
Size
5,200 SF
Lot size
2.60 Acres
Property subtype
Industrial
Additional Details
Utilities to Site
Yes
Amenities
in-floor heat
private bathroom
dedicated office spaces
two massive work/storage bays
durable blacktop driveway
drilled well
septic system
Building Details
Buildings
2
Construction
pole building
Listing Agency:
Stephens Real Estate
(906) 774-8570
Listed By:
Ryan Gordon · License #6502420131
(906) 774-8570
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 31
Last Checked: Aug 31 at 3:55AM
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 Stephens Real Estate
Investment Insights
Based on property information with market context.
This flex property includes two separate buildings on a 2.6-acre parcel. The primary 4,000-square-foot pole building contains energy-efficient in-floor heat, a private bathroom, dedicated office areas, and two large work or storage bays. A second 1,200-square-foot building adds additional space for equipment or inventory.
Site improvements include a blacktop driveway, drilled well, and septic system. The combination of heated workspace, office functionality, and separate storage capacity supports a range of commercial operations requiring both work and inventory areas.
Site improvements include a blacktop driveway, drilled well, and septic system. The combination of heated workspace, office functionality, and separate storage capacity supports a range of commercial operations requiring both work and inventory areas.
Key Highlights
- Two‑building flex property on 2.6 acres
- 4,000‑square‑foot main pole building with in‑floor heat
- Main building includes private bathroom, dedicated offices, and two work/storage bays
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
$25,764
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
7.81%
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%
$515,280
$515.3K
Cap Rate 7%
$368,057
$368.1K
Cap Rate 9%
$286,267
$286.3K
Market Conditions
NOI Build-Up for 5,200 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
$38.2K $7.35/SF
− Vacancy
−$1.4K −$0.27/SF
EGI
$36.8K $7.08/SF
− OpEx
−$11.0K −$2.12/SF
NOI
$25.8K $4.95/SF
Area
Dickinson County, MI
Vacancy
3.70%
Lease Rate
$7.35 /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%
$515,280
Cap Rate 7%
$368,057
Cap Rate 9%
$286,267
Alternative Uses
Best Use
Warehouse
$443.7K
$388.2K – $517.6K
NOI $31,058 @ 7.0% cap · market cap 9.41%
Second Best
Industrial
$368.1K
$322.1K – $429.4K
NOI $25,764 @ 7.0% cap · market cap 7.81%
Theoretical Best
Office A
$1.00M
$877.2K – $1.17M
NOI $70,178 @ 7.0% cap · market cap 21.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 49801, MI
11,479
Population
5,927
Households
1.9
Avg Household Size
46
Median Age
25%
College-Educated
95%
High-School Grad
123.9 sq mi
ZIP Area
93
Density / Sq Mi
$62,461
Median Household Income
$41,468
Median Earnings
$667
Median Rent
$157,800
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?
Flex space - Flex property with heated work areas, offices, storage bays, and private water and septic systems.
Where is this flex space located?
The property is located at W7941 E Breitung Ave. Iron Iron Mountain, MI.
What is the asking price?
The asking price for this property is $329,900.
What are key features of this property?
This property features: Two‑building flex property on 2.6 acres; 4,000‑square‑foot main pole building with in‑floor heat; Main building includes private bathroom, dedicated offices, and two work/storage bays
