Downtown Office Building with Adjacent
For Sale
$2,800,000
315 S Kalamazoo Mall, Kalamazoo, MI 49007
Multi-tenant office building currently occupied by Acrisure, with an immediately adjacent included property at 126 South Street.
Property Size24,169 SF
Price / SF$115.85
Days on Market179
Property Features for 315 S Kalamazoo Mall
General Information
Standard status
Active
Size
24,169 SF
Property subtype
Industrial
Amenities
3
Building Details
Year Built
1975
Listing Agency:
(269) 930-1679
Listed By:
Callander Commercial
(269) 930-1679
Source:
Xome
Added: Feb 23
Changed: Aug 12
Last Checked: Aug 21 at 5:17AM
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 Callander Commercial
Investment Insights
Based on property information with market context.
This office building at S 315 S Kalamazoo Mall Unit SourceFi is currently occupied by Acrisure. The company moved into the property after its acquisition of Burnham & Flower, which had been headquartered here for approximately two decades, supporting the property’s long-term historical tenancy as described in the offering materials.
The sale also includes 126 South Street, which is immediately adjacent to the main property. The remarks further note ongoing growth in Downtown Kalamazoo, including a new $500M+ area/event center located just blocks away.
Overall, the investment offering centers on an established, current corporate occupancy by Acrisure and the added value of the immediately adjacent included address.
The sale also includes 126 South Street, which is immediately adjacent to the main property. The remarks further note ongoing growth in Downtown Kalamazoo, including a new $500M+ area/event center located just blocks away.
Overall, the investment offering centers on an established, current corporate occupancy by Acrisure and the added value of the immediately adjacent included address.
Key Highlights
- Multi‑tenant office building occupied by Acrisure following its acquisition of Burnham & Flower
- Sale includes 126 South Street, immediately adjacent to the office building
- Year built: 1975
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
$242,231
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
8.65%
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%
$4,844,620
$4.8M
Cap Rate 7%
$3,460,443
$3.5M
Cap Rate 9%
$2,691,456
$2.7M
Market Conditions
NOI Build-Up for 24,169 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
$348.0K $14.40/SF
− Vacancy
−$25.1K −$1.04/SF
EGI
$323.0K $13.36/SF
− OpEx
−$80.7K −$3.34/SF
NOI
$242.2K $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%
$4,844,620
Cap Rate 7%
$3,460,443
Cap Rate 9%
$2,691,456
Alternative Uses
Best Use
Office B
$3.46M
$3.03M – $4.04M
NOI $242,231 @ 7.0% cap · market cap 8.65%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$6.32M
$5.53M – $7.38M
NOI $442,717 @ 7.0% cap · market cap 15.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,154
Businesses Nearby
Explore this area
Business Placement
Demographics for 49007, MI
10,353
Population
5,102
Households
2
Avg Household Size
31
Median Age
24%
College-Educated
84%
High-School Grad
3.5 sq mi
ZIP Area
2,958
Density / Sq Mi
$39,309
Median Household Income
$24,723
Median Earnings
$1,017
Median Rent
$103,400
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 building - Multi-tenant office building currently occupied by Acrisure, with an immediately adjacent included property at 126 South Street.
Where is this office building located?
The property is located at 315 S Kalamazoo Mall Kalamazoo, MI.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Multi‑tenant office building occupied by Acrisure following its acquisition of Burnham & Flower; Sale includes 126 South Street, immediately adjacent to the office building; Year built: 1975
