Single-Tenant Medical Office
For Sale
Contact for pricing
44200 Woodward Ave, Pontiac, MI 48341
Purpose-built healthcare space leased under an NNN structure through August 31, 2035.
Property Size13,561 SF
Lot Size0.31 Acres
Price / SF$383.44
Days on Market199
Property Features for 44200 Woodward Ave
General Information
Standard status
Active
Size
13,561 SF
Lot size
0.31 Acres
Property subtype
Office
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$350,993
Additional Details
Gross Income
$345,805
Road Access
Yes
Building Details
Year Built
2007
Buildings
1
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Northmarq - Tulsa
Listed By:
Kelly Largent · License #TX
(918) 494-2690
Source:
Crexi
Added: Feb 17
Changed: Sep 2
Last Checked: Sep 2 at 5:13PM
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 Northmarq - Tulsa
Investment Insights
Based on property information with market context.
The offering includes the condo interest in 0.31 acres and a 13,561-square-foot medical office suite within the Lexus Professional Building. The healthcare facility was designed for dialysis operations and has been occupied by Henry Ford Health System d/b/a Greenfield Health System since 2008. The property is fully leased under an NNN arrangement, with 1.5% annual rent increases and a lease term extending through August 31, 2035.
Located on Woodward Avenue in Pontiac, the suite sits across from Trinity Health Oakland Hospital, a 497-bed community teaching hospital and Level II trauma center. Woodward Avenue carries over 32,000 vehicles per day. The surrounding area includes more than 167,000 residents within five miles, with average household income exceeding $143,000.
Located on Woodward Avenue in Pontiac, the suite sits across from Trinity Health Oakland Hospital, a 497-bed community teaching hospital and Level II trauma center. Woodward Avenue carries over 32,000 vehicles per day. The surrounding area includes more than 167,000 residents within five miles, with average household income exceeding $143,000.
Key Highlights
- 13,561‑square‑foot medical office suite on 0.31 acres
- Fully leased to Henry Ford Health System d/b/a Greenfield Health System
- NNN lease extended through August 31, 2035
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
$183,513
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
3.53%
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%
$3,670,260
$3.7M
Cap Rate 7%
$2,621,614
$2.6M
Cap Rate 9%
$2,039,033
$2.0M
Market Conditions
NOI Build-Up for 13,561 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
$341.7K $25.20/SF
− Vacancy
−$35.9K −$2.65/SF
EGI
$305.9K $22.55/SF
− OpEx
−$122.3K −$9.02/SF
NOI
$183.5K $13.53/SF
Area
Oakland County, MI
Vacancy
10.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$3,670,260
Cap Rate 7%
$2,621,614
Cap Rate 9%
$2,039,033
Alternative Uses
Best Use
Healthcare Medical
$2.62M
$2.29M – $3.06M
NOI $183,513 @ 7.0% cap · market cap 3.53%
Second Best
Office B
$666.9K
$583.6K – $778.1K
NOI $46,684 @ 7.0% cap · market cap 0.90%
Theoretical Best
Specialty Retail
$2.92M
$2.56M – $3.41M
NOI $204,749 @ 7.0% cap · market cap 3.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,225
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48341, MI
16,980
Population
8,601
Households
2
Avg Household Size
38
Median Age
24%
College-Educated
86%
High-School Grad
6.7 sq mi
ZIP Area
2,534
Density / Sq Mi
$46,185
Median Household Income
$34,200
Median Earnings
$917
Median Rent
$124,600
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?
Medical Office Space - Purpose-built healthcare space leased under an NNN structure through August 31, 2035.
Where is this medical office space located?
The property is located at 44200 Woodward Ave Pontiac, MI.
What is the asking price?
The asking price for this property is $5,199,890.
What are key features of this property?
This property features: 13,561‑square‑foot medical office suite on 0.31 acres; Fully leased to Henry Ford Health System d/b/a Greenfield Health System; NNN lease extended through August 31, 2035
