01
Automotive & manufacturing
Industrial employment is tied to southeast Michigan's auto supply chain — parts, metal fabrication, glass, cement, packaging — with a manufacturing location quotient of 1.7, well above the national baseline.
05 — Location & Market
On the I-75 corridor, Detroit to Toledo.
Newport sits in Frenchtown Charter Township in Monroe County — roughly 30 miles from Detroit and 25 from Toledo — with multi-modal reach by interstate, Class I rail, and Michigan's only Lake Erie port.
FEATURED — Interdependency & Renewal Probability
Why this lease renews itself.
Newport is one half of a two-building parts system Ford engineered in Monroe County. Read against the economics, exercising the renewal is the rational, lowest-cost decision for the tenant.
The building at 8335 N. Telegraph Road does not operate as a standalone warehouse. It is the high-velocity distribution node of a two-building parts network Ford engineered in Monroe County, working in tandem with the 1.1 million square foot packaging center eleven miles south at 14741 LaPlaisance Road. Parts flow from aftermarket suppliers into LaPlaisance, where they are re-packaged and light-assembled into Ford OEM packaging, then move through Newport for high-velocity distribution across Ford's twenty-five-depot national service network. The institutional sponsor that acquired LaPlaisance underwrote that relationship explicitly, describing the two facilities as working in tandem. Newport exists because Ford consolidated three separate regional parts facilities into it, a decision shaped by UAW collective bargaining, and both buildings were constructed to Ford specifications and UAW requirements rather than to generic market standards. Ford has installed approximately $100 million of its own equipment across the pair — roughly $30 million at Newport and $70 million at LaPlaisance, including 120 packaging stations, 130 powered material handling units, racking, compressed air systems, and HVLS infrastructure. That capital is functionally immobile, and the LaPlaisance lease runs to 2034 with five five-year options extending to 2059, anchoring the packaging half of the system in place well beyond Newport's primary term.
Aftermarket suppliers
↓ intake
Packaging Node · LaPlaisance
Re-package & light assembly
↓ 11 miles north
Velocity Node · Newport — This Offering
High-velocity distribution
↓ distribution
25-depot national network
The economics make the operational case decisive. Ford's in-place rent at Newport is $6.35 per square foot in the current lease year, and its first renewal option opens at $7.01 in 2032, escalating at a fixed 2% rather than resetting to fair market value. Ford itself established the market three years later and eleven miles away, committing to $8.41 per square foot at LaPlaisance in 2024. Ford's own Frenchtown project further confirms replacement economics at approximately $130 per square foot of construction cost, a basis that requires roughly $8.45 to $9.10 per square foot in rent to underwrite. Ford's renewal option is therefore already 20% to 30% below the cost of replicating this facility, and the gap widens across the option periods as market rents compound faster than the fixed 2% escalator. Exercising the option is not merely convenient for Ford — it saves an estimated $1.4 to $2.2 million annually against building new, before accounting for equipment abandonment, relocation, retraining, and the operational risk of interrupting a live two-site parts loop. Set against a tenant that has committed to this corridor three times in five years, with a fourth facility now under construction and twelve-year abatements that presuppose long-horizon occupancy, the probability of vacancy at expiration is remote. The lease is structured so that the rational, lowest-cost, lowest-risk decision for Ford is the one that keeps this building occupied through 2051.
≈$100M
Ford Equipment Installed
$30M Newport · $70M LaPlaisance
20–30%
Renewal Rent Below Replacement
Gap widens across options
$1.4–2.2M
Est. Annual Savings vs. New
Before relocation & downtime
2051
Occupancy Secured
If four options exercised
THE RENT GAP — What Ford pays for the same job nearby
$6.35 here — versus $8.41 to $9.10 for Ford's newer buildings.
Ford set these numbers itself: $8.41/SF signed at the packaging center eleven miles south in 2024, and $8.45–$9.10/SF of new-build economics for the facility going up directly across Telegraph Road. This listing's in-place rent is 32% to 43% lower for the same tenant on the same corridor.
8335 N. Telegraph — This Listing Ford · built 2021 · in-place rent
$6.35/SF · the buy
LaPlaisance, Monroe Ford · built 2024 · 11 miles south
$8.41/SF · +32% vs. this listing
Frenchtown 2028 Ford · new build · directly across the street
$8.45–9.10/SF · +33% to +43%
Rent up to this listing's $6.35/SF
The premium Ford pays above it
Bars to scale, in $/SF. LaPlaisance is Ford's signed 2024 rate; Frenchtown 2028 reflects new-construction economics (estimated, not yet leased). This listing's rate is the current in-place rent.
Even the 2032 renewal option — $7.01/SF — is still about 17% below what Ford pays next door today. The mark-to-market only runs one way.
I-75
Interstate Access
+ I-275 & US-23
30 mi
to Detroit
25 mi
to Toledo
10 mi
to Port of Monroe
Michigan's only Lake Erie port
OVERVIEW — The Submarket
A strategic multi-modal position
The subject fronts N Telegraph Road (US-24) at Newport Road, with direct access to Interstate 75, Interstate 275, and US-23; service from two Class I freight railroads — Canadian National and Norfolk Southern; and the Port of Monroe.
Monroe County's industrial base is anchored by its automotive supply-chain heritage and reinforced by a persistently tight vacancy rate. Detroit Metropolitan Wayne County Airport sits roughly 17.7 miles north, giving the site regional and national distribution reach from a single, centrally positioned location.
- 17.7 miles to Detroit Metropolitan Wayne County Airport.
- Two Class I railroads — Canadian National and Norfolk Southern serve the corridor.
- Gordie Howe International Bridge — new crossing expected to drive I-75 South freight demand.
I-75 Corridor · Schematic, not to scale
MARKET — Constrained Supply
A tight industrial submarket
Monroe County industrial fundamentals, estimated for Q3 2026.
Industrial Vacancy1.7%
Under ConstructionNone
Market Rent$7.10 / SF
Rent Growth (YoY)+1.8%
5-Yr Avg Rent Growth5.2% / yr
10-Yr Avg Deliveries360,000 SF
TENANT COMMITMENT — Deepening
Ford is doubling down on Monroe County.
Ford has committed to a second, larger warehouse nearby — an approximately $195 million, 1.5 million SF parts warehousing and logistics facility, developed by InSite Real Estate under a long-term Ford lease, a 30-minute drive from Ford's Flat Rock Assembly plant.
Frenchtown Township approved a 12-year, 50% Industrial Facilities Tax exemption for the project, with delivery targeted for 2028 — underscoring Ford's long-term investment in the Monroe County logistics footprint.
$195M
Planned Investment
1.5M SF
Second Facility
2028
Targeted Delivery
12 yr
IFT Abatement
50% exemption
ECONOMY — Regional Drivers
What powers the county
02
Energy generation
DTE Energy operates a major complex here, including one of North America's largest coal-fired plants and the Enrico Fermi nuclear station — a substantial employment and tax base.
03
Transportation & logistics
I-75 runs the length of the county linking Detroit and Toledo, while the Port of Monroe and two Class I railroads support a growing distribution sector along the corridor.
04
Corporate anchors
La-Z-Boy — founded and still headquartered in Monroe — and Tenneco's automotive operations represent the county's most significant long-standing corporate presence.
05
Healthcare
ProMedica Monroe Regional Hospital, part of a Toledo-based system, is among the county's largest employers, reflecting Monroe's cross-border ties to the Toledo market.
06
Labor pipeline
Monroe County Community College launched a dedicated Logistics & Warehouse Management program, building a trained, cost-competitive workforce for corridor distribution.
DEMOGRAPHICS — Newport & Monroe County
Who's around the site
Monroe County totals with a 1-, 3-, and 5-mile radius breakdown. Sources: U.S. Census Bureau; CoStar.
County Population (2025)156,004
County Households63,029
Median Age42.8
County Median HH Income$77,335
| Metric | 1-Mile | 3-Mile | 5-Mile |
|---|---|---|---|
| 2025 Population | 2,723 | 10,536 | 30,422 |
| 2025 Households | 1,039 | 4,017 | 12,045 |
| Avg. Household Income | $59,429 | $86,156 | $93,116 |
| Median Household Income | $52,755 | $66,531 | $70,266 |
| Total Businesses | 18 | 187 | 1,121 |
| Total Employees | 133 | 2,727 | 9,949 |
THE CLUSTER — Ford in Monroe County
Four Ford commitments on one corridor
Ford has committed to the Monroe County I-75 corridor three times in five years, with a fourth facility now under construction. Near-term competing supply is limited to a single build-to-suit pad — reinforcing an already tight submarket.
This Offering
Newport
High-velocity parts distribution node
1,026,513 SF
Built 2021
Leased to Ford · Dec 2031 + options
Built 2021
Leased to Ford · Dec 2031 + options
Operating · 11 mi south
LaPlaisance
Packaging & light-assembly node — the paired facility
1,100,624 SF
Built 2024 · ~600 jobs
Leased to Ford to 2034
Built 2024 · ~600 jobs
Leased to Ford to 2034
Under Construction
Frenchtown 2028
Telegraph & Buhl — parts warehousing & logistics
1,500,000 SF
±$195M · opens 2028
Developed by InSite for Ford
±$195M · opens 2028
Developed by InSite for Ford
Available Supply
Commerce Center Lot 2
The corridor's only near-term build-to-suit pad
400,000 SF to suit
Shovel-ready
InSite / CBRE
Shovel-ready
InSite / CBRE
Adjacent-facility figures are drawn from public reporting and third-party marketing and are provided as market context only; they are not part of this offering.
A corridor location, an investment-grade lease.
Get the full market package and demographics detail, or submit an offer through the Fortis Net Lease team.