R&D Flex
New
For Sale
$9,100,000
3255 West Hamlin Road, Rochester Hills, MI 48309
Established facility combines office, laboratory, assembly, and warehouse functionality.
Property Size83,663 SF
Days on Market2
Property Features for 3255 West Hamlin Road
General Information
Standard status
Active
Size
83,663 SF
Class
A
Property subtype
Office - Flex - Office
Building Details
Building Size
83,663 SF
Year Built
1996
Listing Agency:
NAI Farbman
Listed By:
Jake Wiseman · License #6501459702
(248) 353-0500
Source:
Commercialcafe
Added: Sep 16
Last Checked: May 26 at 6:31AM
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 NAI Farbman
Investment Insights
Based on property information with market context.
The 83,663-square-foot flex facility occupies 5.99 acres and was built in 1996. Its adaptable interior supports office, engineering, laboratory, light assembly, and warehouse functions, with abundant natural light, a newer parking lot, two grade-level doors, and one dock-high door. The layout is suited to owner-users requiring a combination of technical, administrative, and operational space.
Located at 3255 W. Hamlin Road in Rochester Hills, the property offers access to the M-59 corridor, I-75, Adams Road, Crooks Road, and Rochester Road. The site provides circulation and parking areas for employees, visitors, and operational activity, while its position connects users with corporate and technology activity across Oakland and Macomb Counties.
Located at 3255 W. Hamlin Road in Rochester Hills, the property offers access to the M-59 corridor, I-75, Adams Road, Crooks Road, and Rochester Road. The site provides circulation and parking areas for employees, visitors, and operational activity, while its position connects users with corporate and technology activity across Oakland and Macomb Counties.
Key Highlights
- 83,663‑square‑foot flex facility on 5.99 acres
- Office, engineering, laboratory, light assembly, and warehouse areas
- Built in 1996 with abundant natural light
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
$503,345
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
5.53%
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%
$10,066,900
$10.1M
Cap Rate 7%
$7,190,643
$7.2M
Cap Rate 9%
$5,592,722
$5.6M
Market Conditions
NOI Build-Up for 83,663 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
$614.9K $7.35/SF
− Vacancy
−$22.8K −$0.27/SF
EGI
$592.2K $7.08/SF
− OpEx
−$88.8K −$1.06/SF
NOI
$503.3K $6.02/SF
Area
Oakland County, MI
Vacancy
3.70%
Lease Rate
$7.35 /SF/Yr
Expense Ratio
15.00%
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%
$10,066,900
Cap Rate 7%
$7,190,643
Cap Rate 9%
$5,592,722
Alternative Uses
Best Use
Flex RnD
$12.36M
$10.82M – $14.42M
NOI $865,310 @ 7.0% cap · market cap 9.51%
Second Best
Warehouse
$7.19M
$6.29M – $8.39M
NOI $503,345 @ 7.0% cap · market cap 5.53%
Theoretical Best
Specialty Retail
$18.05M
$15.79M – $21.05M
NOI $1,263,177 @ 7.0% cap · market cap 13.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
241
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48309, MI
31,541
Population
11,635
Households
2.7
Avg Household Size
41
Median Age
63%
College-Educated
97%
High-School Grad
15.6 sq mi
ZIP Area
2,022
Density / Sq Mi
$117,788
Median Household Income
$60,689
Median Earnings
$1,625
Median Rent
$394,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Flex space - Established facility combines office, laboratory, assembly, and warehouse functionality.
Where is this flex space located?
The property is located at 3255 West Hamlin Road Rochester Hills, MI.
What is the asking price?
The asking price for this property is $9,100,000.
What are key features of this property?
This property features: 83,663‑square‑foot flex facility on 5.99 acres; Office, engineering, laboratory, light assembly, and warehouse areas; Built in 1996 with abundant natural light
