Rochester Mixed-Use Investment
For Sale
Contact for pricing
Pending
311 W University Dr, Rochester, MI 48307
Mixed-use retail/office property in Rochester, MI, for sale.
Property Size4,350 SF
Days on Market651
Property Features for 311 W University Dr
General Information
Standard status
Pending
Size
4,350 SF
Property subtype
Industrial, Mixed Use
Lease Type
NNN
Building Details
Tenancy
Multi
Listing Agency:
Brookstone
(586) 689-2211
Listed By:
Raphael Roufail · License #6501438711
Source:
Crexi
Added: Nov 8, 2024
Changed: Aug 8
Last Checked: Aug 20 at 6:33PM
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 Brookstone
Investment Insights
Based on property information with market context.
A mixed-use property suitable for retail and office purposes is available in Rochester, MI. Located at 311 W University Dr, this property offers a strategic location within a thriving area. The property has a size of 4350 square feet. This property presents a valuable asset with incredible possibilities.
Key Highlights
- Mixed‑use property suitable for both retail and office purposes
- Strategic location in Rochester, MI
- Investment opportunity
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
$46,808
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
3.23%
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%
$936,160
$936.2K
Cap Rate 7%
$668,686
$668.7K
Cap Rate 9%
$520,089
$520.1K
Market Conditions
NOI Build-Up for 4,350 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
$73.1K $16.80/SF
− Vacancy
−$6.2K −$1.43/SF
EGI
$66.9K $15.37/SF
− OpEx
−$20.1K −$4.61/SF
NOI
$46.8K $10.76/SF
Area
Oakland County, MI
Vacancy
8.50%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
30.00%
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%
$936,160
Cap Rate 7%
$668,686
Cap Rate 9%
$520,089
Alternative Uses
Best Use
Retail
$668.7K
$585.1K – $780.1K
NOI $46,808 @ 7.0% cap · market cap 3.23%
Second Best
Mixed Use
$629.2K
$550.6K – $734.1K
NOI $44,044 @ 7.0% cap · market cap 3.04%
Theoretical Best
Specialty Retail
$938.3K
$821.0K – $1.09M
NOI $65,678 @ 7.0% cap · market cap 4.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,081
Businesses Nearby
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.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use retail/office property in Rochester, MI, for sale.
Where is this mixed-use property located?
The property is located at 311 W University Dr Rochester, MI.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Mixed‑use property suitable for both retail and office purposes; Strategic location in Rochester, MI; Investment opportunity
