Renovated Office Building with
For Sale
$1,050,000
1900 Whites Road, Kalamazoo, MI 49008
COMMERCIAL - Kalamazoo, MI
Property Size8,290 SF
Price / SF$126.66
Days on Market116
Property Features for 1900 Whites Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
CC2
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 3, Bathroom 4, Bathroom 1, Bathroom 5, Bathroom 2
Elementary school district
Kalamazoo
Middle school district
Kalamazoo
High school district
Kalamazoo
Standard status
Active
APN
06-29-488-001
Size
8,290 SF
Taxes and HOA fees
Tax Year
2026
Tax Description
On file.
Tax Annual Amount
28869
Legal Description
On file.
Utilities
Utilities
Phone Available
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1974
Floors in Building
2
Number of units
4
Building materials
Wood Siding, Brick, Stone
Listing Agency:
Kalamazoo Commercial Real Estate
(269) 888-2755
Listed By:
Andrew J Gyorkos · License #6502406462
(269) 888-2755
Added: Apr 28
Changed: Aug 4
Last Checked: Aug 21 at 4:06AM
MLS# 26018369
Copyright © 2026 Michigan Regional Information Center, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
The Oakwood Professional Building is a four-unit office property with private parking for tenants and visitors. The building underwent significant renovations in 2021, including new windows, siding, landscaping, sidewalks, and HVAC. Improvements also include an ADA-compliant common-area restroom and the addition of an elevator.
Located on Whites Road just off Oakland Drive, the property sits in a natural wooded setting. It is positioned in the Oakwood neighborhood across from the Kalamazoo Country Club, offering a recognizable and easily accessible location.
The parking lot was resurfaced in 2025, and a lawn irrigation system was added.
Located on Whites Road just off Oakland Drive, the property sits in a natural wooded setting. It is positioned in the Oakwood neighborhood across from the Kalamazoo Country Club, offering a recognizable and easily accessible location.
The parking lot was resurfaced in 2025, and a lawn irrigation system was added.
Key Highlights
- Four‑unit Oakwood Professional Building with ample private parking for tenants and visitors
- Renovated in 2021 with new windows, siding, landscaping, sidewalks, and HVAC
- 2021 upgrades include an ADA‑compliant common‑area restroom and an elevator
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
$83,086
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
7.91%
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%
$1,661,720
$1.7M
Cap Rate 7%
$1,186,943
$1.2M
Cap Rate 9%
$923,178
$923.2K
Market Conditions
NOI Build-Up for 8,290 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
$119.4K $14.40/SF
− Vacancy
−$8.6K −$1.04/SF
EGI
$110.8K $13.36/SF
− OpEx
−$27.7K −$3.34/SF
NOI
$83.1K $10.02/SF
Area
Kalamazoo County, MI
Vacancy
7.20%
Lease Rate
$14.40 /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%
$1,661,720
Cap Rate 7%
$1,186,943
Cap Rate 9%
$923,178
Alternative Uses
Best Use
Office B
$1.19M
$1.04M – $1.38M
NOI $83,086 @ 7.0% cap · market cap 7.91%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.17M
$1.90M – $2.53M
NOI $151,853 @ 7.0% cap · market cap 14.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
279
Businesses Nearby
Explore this area
Business Placement
Demographics for 49008, MI
18,343
Population
7,124
Households
2.6
Avg Household Size
31
Median Age
55%
College-Educated
95%
High-School Grad
6.7 sq mi
ZIP Area
2,738
Density / Sq Mi
$67,339
Median Household Income
$31,756
Median Earnings
$1,005
Median Rent
$202,400
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?
Office units - Four-unit office building with private parking, elevator access, and major renovations completed in 2021.
Where is this office units located?
The property is located at 1900 Whites Road Kalamazoo, MI.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Four‑unit Oakwood Professional Building with ample private parking for tenants and visitors; Renovated in 2021 with new windows, siding, landscaping, sidewalks, and HVAC; 2021 upgrades include an ADA‑compliant common‑area restroom and an elevator
