Two-Story Standalone Office
For Sale
Contact for pricing
411 Huronview Blvd, Ann Arbor, MI 48103
Flexible office layout with private offices, conference rooms, and meeting areas in an owner-occupied commercial building.
Property Size10,502 SF
Lot Size2.40 Acres
Price / SF$200
Days on Market200
Property Features for 411 Huronview Blvd
General Information
Standard status
Active
Size
10,502 SF
Lot size
2.40 Acres
Property subtype
Office
Zoning
Office
Occupancy
100%
Investment Type
Owner/User
Building Details
Year Built
1985
Buildings
1
Stories
2
Building Size
10,502 SF
Tenancy
Single
Owner Occupied
Yes
Listing Agency:
Colliers - Ann Arbor, Michigan
(734) 994-3100
Listed By:
Jim Chaconas · License #MI 6502358011
Source:
Crexi
Added: Feb 13
Changed: Aug 31
Last Checked: Aug 31 at 6:18AM
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 Colliers - Ann Arbor, Michigan
Investment Insights
Based on property information with market context.
This 10,502-square-foot office building offers two floors of flexible workspace on a 2.4-acre parcel. Built in 1985, the standalone property includes private offices, conference rooms, and meeting areas, with expansive windows and tall interior spaces that bring natural light throughout. The building is currently owner-occupied and available at closing.
Located at 411 Huronview Blvd in Ann Arbor, the property is near Downtown Ann Arbor, Michigan Medicine, and M-14. Its Office zoning supports the existing office use, while the configuration can accommodate a headquarters or multi-tenant arrangement as supported by the existing layout.
Located at 411 Huronview Blvd in Ann Arbor, the property is near Downtown Ann Arbor, Michigan Medicine, and M-14. Its Office zoning supports the existing office use, while the configuration can accommodate a headquarters or multi-tenant arrangement as supported by the existing layout.
Key Highlights
- 10,502 SF two‑story office building on a 2.4‑acre parcel
- Built in 1985; currently owner‑occupied and available at closing
- Private offices, conference rooms, and meeting areas
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
$117,987
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
5.62%
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%
$2,359,740
$2.4M
Cap Rate 7%
$1,685,529
$1.7M
Cap Rate 9%
$1,310,967
$1.3M
Market Conditions
NOI Build-Up for 10,502 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
$184.0K $17.52/SF
− Vacancy
−$26.7K −$2.54/SF
EGI
$157.3K $14.98/SF
− OpEx
−$39.3K −$3.74/SF
NOI
$118.0K $11.23/SF
Area
Ann Arbor, MI
Vacancy
14.50%
Lease Rate
$17.52 /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%
$2,359,740
Cap Rate 7%
$1,685,529
Cap Rate 9%
$1,310,967
Alternative Uses
Best Use
Office B
$1.69M
$1.47M – $1.97M
NOI $117,987 @ 7.0% cap · market cap 5.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.32M
$2.03M – $2.71M
NOI $162,359 @ 7.0% cap · market cap 7.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
219
Businesses Nearby
Explore this area
Business Placement
Demographics for 48103, MI
55,605
Population
25,511
Households
2.2
Avg Household Size
40
Median Age
75%
College-Educated
97%
High-School Grad
66.5 sq mi
ZIP Area
836
Density / Sq Mi
$115,513
Median Household Income
$65,698
Median Earnings
$1,760
Median Rent
$455,100
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 - Flexible office layout with private offices, conference rooms, and meeting areas in an owner-occupied commercial building.
Where is this office building located?
The property is located at 411 Huronview Blvd Ann Arbor, MI.
What is the asking price?
The asking price for this property is $2,100,400.
What are key features of this property?
This property features: 10,502 SF two‑story office building on a 2.4‑acre parcel; Built in 1985; currently owner‑occupied and available at closing; Private offices, conference rooms, and meeting areas
