Secured Flex Office
For Sale
$85,000
3430 Davison Road, Flint, MI 48506
Flex unit with secured alarm system, large main area, two bathrooms, and an additional office or storage room.
Property Size1,264 SF
Price / SF$67.25
Days on Market188
Property Features for 3430 Davison Road
General Information
Standard status
Active
Size
1,264 SF
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$7,232
Amenities
3
102x101x102x201
Building Details
Year Built
1900
Listing Agency:
Real Estate For A CAUSE
(810) 344-7275
Listed By:
Brittany Jones
(810) 407-1644
Source:
Xome
Added: Mar 2
Changed: Sep 1
Last Checked: Sep 5 at 3:56AM
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 Real Estate For A CAUSE
Investment Insights
Based on property information with market context.
This flex space includes a spacious main area plus an additional 8' x 8' room that can be used as an office, storage area, or private workspace. The unit is fully secured with an alarm system and also features two bathrooms for added convenience.
The building contains three total units, and all three are available for lease.
Unit 3 is configured to accommodate both an open work area and a separate enclosed room, supporting day-to-day office or light industrial flex use while keeping key functions separated.
The building contains three total units, and all three are available for lease.
Unit 3 is configured to accommodate both an open work area and a separate enclosed room, supporting day-to-day office or light industrial flex use while keeping key functions separated.
Key Highlights
- Flex unit with spacious main area measuring 30' x 40'
- Includes an additional 8' x 8' room for an office, storage, or private workspace
- Unit has 2 bathrooms for staff and customer convenience
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
$7,159
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
8.42%
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%
$143,180
$143.2K
Cap Rate 7%
$102,271
$102.3K
Cap Rate 9%
$79,544
$79.5K
Market Conditions
NOI Build-Up for 1,264 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
$11.4K $9.00/SF
− Vacancy
−$1.1K −$0.91/SF
EGI
$10.2K $8.09/SF
− OpEx
−$3.1K −$2.43/SF
NOI
$7.2K $5.66/SF
Area
Genesee County, MI
Vacancy
10.10%
Lease Rate
$9.00 /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%
$143,180
Cap Rate 7%
$102,271
Cap Rate 9%
$79,544
Alternative Uses
Best Use
Office B
$198.9K
$174.1K – $232.1K
NOI $13,925 @ 7.0% cap · market cap 16.38%
Second Best
Industrial
$102.3K
$89.5K – $119.3K
NOI $7,159 @ 7.0% cap · market cap 8.42%
Theoretical Best
Office A
$266.0K
$232.7K – $310.3K
NOI $18,619 @ 7.0% cap · market cap 21.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
233
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48506, MI
25,069
Population
11,114
Households
2.3
Avg Household Size
39
Median Age
9%
College-Educated
83%
High-School Grad
18.5 sq mi
ZIP Area
1,355
Density / Sq Mi
$44,416
Median Household Income
$31,740
Median Earnings
$897
Median Rent
$91,200
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 - Flex unit with secured alarm system, large main area, two bathrooms, and an additional office or storage room.
Where is this flex space located?
The property is located at 3430 Davison Road Flint, MI.
What is the asking price?
The asking price for this property is $85,000.
What are key features of this property?
This property features: Flex unit with spacious main area measuring 30' x 40'; Includes an additional 8' x 8' room for an office, storage, or private workspace; Unit has 2 bathrooms for staff and customer convenience
