Professional Office Unit with
For Sale
$275,000
439 Upton Drive #6, St Joseph, MI 49085
Established in 2003, this business-center space is near beaches and Harbor Shores with ample parking.
Property Size1,872 SF
Days on Market15
Property Features for 439 Upton Drive #6
General Information
Standard status
Active
Size
1,872 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$5,165
Building Details
Building Size
1,872 SF
Year Built
2003
Buildings
1
Stories
1
Units
1
Tenancy
Multi
Listing Agency:
@properties Christie's International R.E.
(269) 208-3635
Listed By:
Chris Marzke · License #6506044266
Source:
Erareardonrealty
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 30 at 5:40PM
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 @properties Christie's International R.E.
Investment Insights
Based on property information with market context.
Unit 6 at 439 Upton Dr. provides 1,872 square feet of office space within a business center established in 2003. The property is positioned among other professional office users and offers a dedicated commercial setting for a business operation.
The location is near beaches and Harbor Shores, with plenty of parking available for occupants and visitors. The unit is identified as an office property and is situated in St. Joseph, Michigan.
The location is near beaches and Harbor Shores, with plenty of parking available for occupants and visitors. The unit is identified as an office property and is situated in St. Joseph, Michigan.
Key Highlights
- 1,872‑square‑foot office unit
- Unit 6 at 439 Upton Dr, St. Joseph, MI 49085
- Business‑center setting with other professional tenants
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
$20,623
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
7.50%
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%
$412,460
$412.5K
Cap Rate 7%
$294,614
$294.6K
Cap Rate 9%
$229,144
$229.1K
Market Conditions
NOI Build-Up for 1,872 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
$31.9K $17.04/SF
− Vacancy
−$4.4K −$2.35/SF
EGI
$27.5K $14.69/SF
− OpEx
−$6.9K −$3.67/SF
NOI
$20.6K $11.02/SF
Area
Berrien County, MI
Vacancy
13.80%
Lease Rate
$17.04 /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%
$412,460
Cap Rate 7%
$294,614
Cap Rate 9%
$229,144
Alternative Uses
Best Use
Office B
$294.6K
$257.8K – $343.7K
NOI $20,623 @ 7.0% cap · market cap 7.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$393.9K
$344.7K – $459.6K
NOI $27,574 @ 7.0% cap · market cap 10.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
184
Businesses Nearby
Explore this area
Business Placement
Demographics for 49085, MI
24,047
Population
11,468
Households
2.1
Avg Household Size
44
Median Age
49%
College-Educated
97%
High-School Grad
24.1 sq mi
ZIP Area
998
Density / Sq Mi
$101,763
Median Household Income
$58,316
Median Earnings
$1,099
Median Rent
$287,300
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 units - Established in 2003, this business-center space is near beaches and Harbor Shores with ample parking.
Where is this office units located?
The property is located at 439 Upton Drive #6 St Joseph, MI.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 1,872‑square‑foot office unit; Unit 6 at 439 Upton Dr, St. Joseph, MI 49085; Business‑center setting with other professional tenants
