Auburn Hills Corporate Office
For Sale
$2,550,000
3271 Five Points Dr, Auburn Hills, MI 48326
Two-story office building in Auburn Hills, ideal for corporate headquarters.
Property Size37,305 SF
Price / SF$68.36
Days on Market202
Property Features for 3271 Five Points Dr
General Information
Standard status
Active
Size
37,305 SF
Class
B
Property subtype
Office
Building Details
Building Size
37,305 SF
Year Built
1987
Listing Agency:
(248) 212-7795
Listed By:
Mason L. Capitani, SIOR
(248) 212-7795
Source:
Corfac
Added: Jan 26
Changed: Aug 8
Last Checked: Aug 16 at 4:36AM
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 Mason L. Capitani, SIOR
Investment Insights
Based on property information with market context.
This two-story corporate office building is prominently located along University Drive in Auburn Hills, Michigan. The entire building is available for a single user, presenting an ideal opportunity for a corporate headquarters or medical conversion. The property offers suites in as-is condition as well as move-in ready spaces. It features expansive parking and easy access to I-75 and M-59. The HVAC and roof are reported to be in excellent condition. The building has a total size of 37,305 square feet.
Key Highlights
- Prime Auburn Hills Location
- Ideal Owner/User Opportunity
- Easy Access to I‑75 & M‑59
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
$128,422
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
5.04%
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%
$2,568,440
$2.6M
Cap Rate 7%
$1,834,600
$1.8M
Cap Rate 9%
$1,426,911
$1.4M
Market Conditions
NOI Build-Up for 37,305 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
$223.8K $6.00/SF
− Vacancy
−$52.6K −$1.41/SF
EGI
$171.2K $4.59/SF
− OpEx
−$42.8K −$1.15/SF
NOI
$128.4K $3.44/SF
Area
Oakland County, MI
Vacancy
23.50%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,568,440
Cap Rate 7%
$1,834,600
Cap Rate 9%
$1,426,911
Alternative Uses
Best Use
Healthcare Medical
$7.21M
$6.31M – $8.41M
NOI $504,826 @ 7.0% cap · market cap 19.80%
Second Best
Office B
$1.83M
$1.61M – $2.14M
NOI $128,422 @ 7.0% cap · market cap 5.04%
Theoretical Best
Specialty Retail
$8.05M
$7.04M – $9.39M
NOI $563,246 @ 7.0% cap · market cap 22.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
562
Businesses Nearby
Explore this area
Business Placement
Demographics for 48326, MI
22,228
Population
12,219
Households
1.8
Avg Household Size
36
Median Age
47%
College-Educated
93%
High-School Grad
16.9 sq mi
ZIP Area
1,315
Density / Sq Mi
$79,468
Median Household Income
$46,012
Median Earnings
$1,411
Median Rent
$235,300
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-story office building in Auburn Hills, ideal for corporate headquarters.
Where is this office building located?
The property is located at 3271 Five Points Dr Auburn Hills, MI.
What is the asking price?
The asking price for this property is $2,550,000.
What are key features of this property?
This property features: Prime Auburn Hills Location; Ideal Owner/User Opportunity; Easy Access to I‑75 & M‑59
