Renovated Rochester Hills Office
For Sale
$1,795,000
2708 S Rochester Rd, Rochester Hills, MI 48307
Two-story, 9,637 SF medical/professional office building for sale.
Property Size9,637 SF
Lot Size0.87 Acres
Days on Market266
Property Features for 2708 S Rochester Rd
General Information
Standard status
Active
Size
9,637 SF
Lot size
0.87 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$25,596
Building Details
Building Size
9,637 SF
Year Built
1987
Listing Agency:
(248) 388-6749
Listed By:
Lawrence Randazzo
(248) 388-6749
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 15
Last Checked: Aug 15 at 10:47AM
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 Lawrence Randazzo
Investment Insights
Based on property information with market context.
Located in Rochester Hills, this 9,637 square foot, two-story building is suitable for medical or professional office use. The property has been fully renovated with modern finishes and includes elevator access. It features a flexible layout and ample on-site parking. The building offers visibility on Rochester Road and is an opportunity for an owner/user.
Key Highlights
- Premier Rochester Hills location with outstanding visibility on Rochester Road.
- Fully renovated with modern finishes.
- 9,637 SF two‑story medical/professional office building suitable for owner/user.
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
$130,412
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
7.27%
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%
$2,608,240
$2.6M
Cap Rate 7%
$1,863,029
$1.9M
Cap Rate 9%
$1,449,022
$1.4M
Market Conditions
NOI Build-Up for 9,637 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
$242.9K $25.20/SF
− Vacancy
−$25.5K −$2.65/SF
EGI
$217.4K $22.55/SF
− OpEx
−$86.9K −$9.02/SF
NOI
$130.4K $13.53/SF
Area
Oakland County, MI
Vacancy
10.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$2,608,240
Cap Rate 7%
$1,863,029
Cap Rate 9%
$1,449,022
Alternative Uses
Best Use
Healthcare Medical
$1.86M
$1.63M – $2.17M
NOI $130,412 @ 7.0% cap · market cap 7.27%
Second Best
Office B
$473.9K
$414.7K – $552.9K
NOI $33,175 @ 7.0% cap · market cap 1.85%
Theoretical Best
Specialty Retail
$2.08M
$1.82M – $2.43M
NOI $145,503 @ 7.0% cap · market cap 8.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
967
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48307, MI
44,673
Population
19,493
Households
2.3
Avg Household Size
39
Median Age
58%
College-Educated
96%
High-School Grad
15.2 sq mi
ZIP Area
2,939
Density / Sq Mi
$105,118
Median Household Income
$61,528
Median Earnings
$1,499
Median Rent
$329,400
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Cat Care of Rochester Hills — 173 W Auburn Rd, Rochester Hills, MI 48307
- Sloan Tamara DVM — 173 W Auburn Rd, Rochester Hills, MI 48307
- Frank Pamela DVM — 173 w auburn rd, rochester hills, mi 48307
- Banfield Pet Hospital — 3117 S Rochester Rd, Rochester Hills, MI 48307
- VetIQ Petcare — 3175 s rochester rd, rochester hills, mi 48307
Frequently Asked Questions
What type of property is this?
Medical Office Space - Two-story, 9,637 SF medical/professional office building for sale.
Where is this medical office space located?
The property is located at 2708 S Rochester Rd Rochester Hills, MI.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: Premier Rochester Hills location with outstanding visibility on Rochester Road.; Fully renovated with modern finishes.; 9,637 SF two‑story medical/professional office building suitable for owner/user.
