Kalamazoo Office Building For
For Sale
$679,900
Pending
2555 S 11th Street, Kalamazoo, MI 49009
COMMERCIAL - Kalamazoo, MI
Property Size5,103 SF
Days on Market93
Property Features for 2555 S 11th Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
C-Comm
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Elementary school district
Kalamazoo
Middle school district
Kalamazoo
High school district
Kalamazoo
Standard status
Pending
APN
05-25-404-020
Size
5,103 SF
Taxes and HOA fees
Tax Year
2026
Tax Description
EXPRESSWAY BUSINESS PARK UNIT 2 * 5-99 1999 SPLIT FROM 25-405-011
Tax Annual Amount
14328
Legal Description
EXPRESSWAY BUSINESS PARK UNIT 2 * 5-99 1999 SPLIT FROM 25-405-011
Utilities
Utilities
Phone Available
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
2000
Floors in Building
1
Number of units
5
Building materials
Brick, Stone
Listing Agency:
NAI Wisinski of West Michigan
(269) 353-0311
Listed By:
Connor Schultze · License #6501453214
(269) 370-6437
Added: May 21
Changed: Aug 4
Last Checked: Aug 21 at 9:06AM
MLS# 26023968
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.
Located near the intersection of South 11th Street and Stadium Drive, and one block from I-94, the property at 2555 S. 11th Street is situated within a professional office environment, providing regional access and nearby amenities. The property features landscaping, a cared-for exterior, and an interior office build-out, creating a move-in-ready environment. The tenancy is stable and long term with medium length lease terms. Current rents are slightly below market, providing opportunity for future upside while preserving in-place cash flow. The asset suits both investors and owner-users as the current owner occupies space and is flexible, able to remain short term while an investor secures a new tenant, or vacate to accommodate an owner-occupant's timeline. The property has on-site parking, visibility, and access in an office corridor. The building contains 5,103 square feet and is located in Kalamazoo, MI 49009.
Key Highlights
- Excellent regional access due to proximity to I‑94 and location near S. 11th Street & Stadium Drive.
- Move‑in‑ready condition with well‑maintained landscaping, cared‑for exterior, and perfectly designed interior office build‑out.
- Stable, long‑term tenancy with in‑place cash flow and potential for future rent increases.
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
$51,144
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
7.52%
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%
$1,022,880
$1.0M
Cap Rate 7%
$730,629
$730.6K
Cap Rate 9%
$568,267
$568.3K
Market Conditions
NOI Build-Up for 5,103 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
$73.5K $14.40/SF
− Vacancy
−$5.3K −$1.04/SF
EGI
$68.2K $13.36/SF
− OpEx
−$17.0K −$3.34/SF
NOI
$51.1K $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%
$1,022,880
Cap Rate 7%
$730,629
Cap Rate 9%
$568,267
Alternative Uses
Best Use
Office B
$730.6K
$639.3K – $852.4K
NOI $51,144 @ 7.0% cap · market cap 7.52%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.34M
$1.17M – $1.56M
NOI $93,475 @ 7.0% cap · market cap 13.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
706
Businesses Nearby
Explore this area
Business Placement
Demographics for 49009, MI
47,188
Population
20,609
Households
2.3
Avg Household Size
38
Median Age
50%
College-Educated
96%
High-School Grad
102.2 sq mi
ZIP Area
462
Density / Sq Mi
$82,364
Median Household Income
$44,702
Median Earnings
$1,089
Median Rent
$330,300
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 building - Move-in-ready office building with value-add potential in Kalamazoo, MI.
Where is this office building located?
The property is located at 2555 S 11th Street Kalamazoo, MI.
What is the asking price?
The asking price for this property is $679,900.
What are key features of this property?
This property features: Excellent regional access due to proximity to I‑94 and location near S. 11th Street & Stadium Drive.; Move‑in‑ready condition with **well‑maintained landscaping, cared‑for exterior, and perfectly designed interior office build‑out.**; Stable, long‑term tenancy with in‑place cash flow and potential for future rent increases.
