Office-Warehouse Flex
For Sale
$532,420
5081 EXCHANGE DR, Flint, MI 48507
Flex unit currently configured as an office with a heated storage garage and a utility door.
Property Size6,410 SF
Price / SF$83.06
Days on Market67
Property Features for 5081 EXCHANGE DR
General Information
Standard status
Active
Size
6,410 SF
Property subtype
Industrial
Additional Details
Highway Access
Yes
Amenities
3
Rubber
140235
Building Details
Year Built
19
Listing Agency:
American Associates Inc
(810) 691-4124
Listed By:
Randall Haney · License #6502136257
(810) 691-4124
Source:
Xome
Added: Jun 6
Changed: Aug 7
Last Checked: Aug 11 at 5:41AM
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 American Associates Inc
Investment Insights
Based on property information with market context.
This flex unit is currently configured for office use and includes a 15 x 22 heated storage garage with a utility door. The setup supports a practical work-and-storage arrangement within the same space.
The property is located in an office/warehouse industrial park near expressways, with proximity to Bishop Airport and the railroad yard. Access is described as very close to I-75/I-69 exchange drive.
For sale with land contract terms available, this offering may be suited to buyers seeking an office presence paired with on-site heated storage.
The property is located in an office/warehouse industrial park near expressways, with proximity to Bishop Airport and the railroad yard. Access is described as very close to I-75/I-69 exchange drive.
For sale with land contract terms available, this offering may be suited to buyers seeking an office presence paired with on-site heated storage.
Key Highlights
- Flex unit configured as an office with a 15 x 22 heated storage garage and a utility door
- Located near the I‑75/I‑69 exchange on Exchange Drive, close to expressways, Bishop Airport, and the railroad yard
- Rubber roof
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
$44,084
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
8.28%
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%
$881,680
$881.7K
Cap Rate 7%
$629,771
$629.8K
Cap Rate 9%
$489,822
$489.8K
Market Conditions
NOI Build-Up for 6,410 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
$57.7K $9.00/SF
− Vacancy
−$5.8K −$0.91/SF
EGI
$51.9K $8.09/SF
− OpEx
−$7.8K −$1.21/SF
NOI
$44.1K $6.88/SF
Area
Genesee County, MI
Vacancy
10.10%
Lease Rate
$9.00 /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%
$881,680
Cap Rate 7%
$629,771
Cap Rate 9%
$489,822
Alternative Uses
Best Use
Office B
$1.01M
$882.7K – $1.18M
NOI $70,615 @ 7.0% cap · market cap 13.26%
Second Best
Warehouse
$629.8K
$551.1K – $734.7K
NOI $44,084 @ 7.0% cap · market cap 8.28%
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,418 @ 7.0% cap · market cap 17.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
660
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 48507, MI
30,149
Population
13,923
Households
2.2
Avg Household Size
37
Median Age
15%
College-Educated
88%
High-School Grad
22.1 sq mi
ZIP Area
1,364
Density / Sq Mi
$47,165
Median Household Income
$31,346
Median Earnings
$923
Median Rent
$101,200
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 currently configured as an office with a heated storage garage and a utility door.
Where is this flex space located?
The property is located at 5081 EXCHANGE DR Flint, MI.
What is the asking price?
The asking price for this property is $532,420.
What are key features of this property?
This property features: Flex unit configured as an office with a 15 x 22 heated storage garage and a utility door; Located near the I‑75/I‑69 exchange on Exchange Drive, close to expressways, Bishop Airport, and the railroad yard; Rubber roof
