Two-Story Flex Office-Shop
For Sale
$975,000
2500 Rochester Ct, Troy, MI 48083
Two-story flex building with first-floor shop space featuring a 10' overhead door and a dedicated second-floor office area.
Property Size5,816 SF
Lot Size0.30 Acres
Price / SF$167.64
Days on Market685
Property Features for 2500 Rochester Ct
General Information
Standard status
Active
Size
5,816 SF
Lot size
0.30 Acres
Property subtype
Office
Zoning
O
Warehouse & Industrial
Drive-In Doors
1
Heavy Power
Yes
Additional Details
Highway Access
Yes
Building Details
Building Size
5,816 SF
Year Built
1968
Year Renovated
2016
Buildings
1
Stories
2
Listing Agency:
Thomas A. Duke Company
Listed By:
Jordan Schafer
(248) 479-0130
Source:
Cpix.resimplifi
Added: Oct 21, 2024
Changed: Aug 31
Last Checked: Sep 5 at 3:35AM
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 Thomas A. Duke Company
Investment Insights
Based on property information with market context.
Well-built two-story flex building totaling 5,816 SF on 0.30 acres, positioned at the end of a cul-de-sac. The first floor offers 2,908 SF of flex/shop space with 10' overhead door access, while the second floor provides an additional 2,908 SF for office use.
The property is located on Rochester Ct, just off Rochester Rd and just south of Big Beaver Rd and the I-75 expressway. Zoning is O-1 (Office Building District). Seller improvements include a roof replacement in 2016, an updated kitchenette, and replacement of 3 of the 5 rooftop HVAC units within the last two years.
Additional site and building power includes a 230 3-phase 1,000 amp service.
The property is located on Rochester Ct, just off Rochester Rd and just south of Big Beaver Rd and the I-75 expressway. Zoning is O-1 (Office Building District). Seller improvements include a roof replacement in 2016, an updated kitchenette, and replacement of 3 of the 5 rooftop HVAC units within the last two years.
Additional site and building power includes a 230 3-phase 1,000 amp service.
Key Highlights
- 5,816 SF, two‑story flex building on 0.30 acres, located at the end of a cul‑de‑sac
- First‑floor 2,908 SF flex/shop space with a 10' overhead door
- Second‑floor 2,908 SF office space
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
$60,154
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
6.17%
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%
$1,203,080
$1.2M
Cap Rate 7%
$859,343
$859.3K
Cap Rate 9%
$668,378
$668.4K
Market Conditions
NOI Build-Up for 5,816 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
$104.7K $18.00/SF
− Vacancy
−$12.1K −$2.09/SF
EGI
$92.5K $15.91/SF
− OpEx
−$32.4K −$5.57/SF
NOI
$60.2K $10.34/SF
Area
Oakland County, MI
Vacancy
11.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,203,080
Cap Rate 7%
$859,343
Cap Rate 9%
$668,378
Alternative Uses
Best Use
Flex RnD
$859.3K
$751.9K – $1.00M
NOI $60,154 @ 7.0% cap · market cap 6.17%
Second Best
Industrial
$411.7K
$360.2K – $480.3K
NOI $28,816 @ 7.0% cap · market cap 2.96%
Theoretical Best
Specialty Retail
$1.25M
$1.10M – $1.46M
NOI $87,812 @ 7.0% cap · market cap 9.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Heavy power
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,116
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 48083, MI
24,074
Population
10,437
Households
2.3
Avg Household Size
41
Median Age
53%
College-Educated
91%
High-School Grad
8.6 sq mi
ZIP Area
2,799
Density / Sq Mi
$88,551
Median Household Income
$53,204
Median Earnings
$1,277
Median Rent
$293,300
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?
Flex space - Two-story flex building with first-floor shop space featuring a 10' overhead door and a dedicated second-floor office area.
Where is this flex space located?
The property is located at 2500 Rochester Ct Troy, MI.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: 5,816 SF, two‑story flex building on 0.30 acres, located at the end of a cul‑de‑sac; First‑floor 2,908 SF flex/shop space with a 10' overhead door; Second‑floor 2,908 SF office space
