Office Building with Elevated
For Sale
$310,000
3165 County Farm Rd, Jackson, MI 49201
Office property with I1 light industrial zoning, city water, township sewer, and access near I-94.
Property Size1,880 SF
Lot Size0.80 Acres
Price / SF$164.89
Days on Market18
Property Features for 3165 County Farm Rd
General Information
Standard status
Active
Size
1,880 SF
Total Parking Spaces
23
Lot size
0.80 Acres
Zoning
I1
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Building Details
Year Built
1997
Listing Agency:
Five Star Real Estate-Jackson
(517) 206-7478
Listed By:
Jessica N Villarreal · License #6501386386
Source:
Katie-k
Added: Aug 14
Changed: Aug 28
Last Checked: Aug 30 at 8:33PM
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 Five Star Real Estate-Jackson
Investment Insights
Based on property information with market context.
This 1,880-square-foot office building on approximately .8 acres was constructed in 1997 and offers an elevated site position. Improvements include a concrete block foundation, roof, gutters, siding, insulation, most windows, an alarm system, and a 2026 new A/C unit. A new sump pump and outdoor cameras were also installed in 2026, while the driveway received a 2025 topcoat.
The property is located at 3165 County Farm Rd in Jackson, near major retailers and approximately ¼ mile from I-94. On-site features include 23 parking spaces, city water, and township sewer. The property carries I1 light industrial zoning; office use had been allowed in the past, subject to confirmation with Blackman Township.
The property is located at 3165 County Farm Rd in Jackson, near major retailers and approximately ¼ mile from I-94. On-site features include 23 parking spaces, city water, and township sewer. The property carries I1 light industrial zoning; office use had been allowed in the past, subject to confirmation with Blackman Township.
Key Highlights
- Approximately .8 acres with an elevated site position
- 1,880 SF office building constructed in 1997
- I1 light industrial zoning; prior office use should be confirmed with Blackman Township
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
$15,756
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
5.08%
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%
$315,120
$315.1K
Cap Rate 7%
$225,086
$225.1K
Cap Rate 9%
$175,067
$175.1K
Market Conditions
NOI Build-Up for 1,880 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
$27.1K $14.40/SF
− Vacancy
−$6.1K −$3.23/SF
EGI
$21.0K $11.17/SF
− OpEx
−$5.3K −$2.79/SF
NOI
$15.8K $8.38/SF
Area
Jackson County, MI
Vacancy
22.40%
Lease Rate
$14.40 /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%
$315,120
Cap Rate 7%
$225,086
Cap Rate 9%
$175,067
Alternative Uses
Best Use
Office B
$225.1K
$197.0K – $262.6K
NOI $15,756 @ 7.0% cap · market cap 5.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$300.1K
$262.6K – $350.1K
NOI $21,008 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
189
Businesses Nearby
Explore this area
Business Placement
Demographics for 49201, MI
47,747
Population
18,102
Households
2.6
Avg Household Size
41
Median Age
23%
College-Educated
92%
High-School Grad
155.0 sq mi
ZIP Area
308
Density / Sq Mi
$71,714
Median Household Income
$36,390
Median Earnings
$945
Median Rent
$202,900
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 - Office property with I1 light industrial zoning, city water, township sewer, and access near I-94.
Where is this office building located?
The property is located at 3165 County Farm Rd Jackson, MI.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Approximately .8 acres with an elevated site position; 1,880 SF office building constructed in 1997; I1 light industrial zoning; prior office use should be confirmed with Blackman Township
