4320 12 Mile Rd
Turnkey Childcare Facility For Sale Warren MI | 14,975 SqFt
Marketing description
The property is fully occupied under a Triple Net lease commencing May 1, 2026, with zero landlord responsibilities for taxes, insurance, or utilities. The lease includes a personal guaranty and five years of scheduled rent escalations, growing from $131,031 in Year 1 to $157,238 by Year 5 — delivering an 8.6% going-in cap rate with a 10.3% cap rate on cost by Year 5.
The building sits on 1.21 acres at the signalized intersection of 12 Mile Rd and Ryan Rd, with 494 feet of combined corner frontage and over 28,000 vehicles per day on 12 Mile Rd alone. The property benefits from R-1-C zoning with an existing variance to permit daycare use — a difficult entitlement to obtain and a significant barrier to entry for competing operators.
The childcare sector continues to demonstrate recession-resistant demand, and this asset is purpose-built and fully equipped for that use. With a long-term tenant in place, minimal landlord obligations, and strong built-in rent growth, this is a turnkey NNN investment ideal for a 1031 exchange buyer or passive investor.
Investment highlights
- Zero landlord responsibilities — tenant pays all taxes, insurance, and utilities
- Built-in rent escalations growing NOI from $131,031 (Year 1) to $157,238 (Year 5)
- 8.6% going-in cap rate with 10.3% cap rate on cost by Year 5
- 5-year renewal option providing long-term occupancy stability
- Existing daycare variance — difficult entitlement, high barrier to entry for competitors
- 14,975 SF freestanding building on 1.21 acres with 40 paved parking spaces
- Corner location with 494 ft of combined frontage and 28,000+ VPD on 12 Mile Rd
- Approximately 2 miles from both I-75 and I-696 interchanges
- 550,000+ population within 15-minute drive radius
- Ideal 1031 exchange candidate — passive, long-term, NNN structure
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