Single-Tenant Life Sciences Manufacturing
For Sale
$9,731,000
4502 Campus Dr, Kalamazoo, MI 49008
Established manufacturing facility with a single occupant and cGMP pharmaceutical production capabilities.
Property Size22,492 SF
Price / SF$432.64
Days on Market75
Property Features for 4502 Campus Dr
General Information
Standard status
Active
Size
22,492 SF
Property subtype
Office
Zoning
CBTR
Occupancy
100%
Building Details
Year Built
2007
Building Size
22,492 SF
Tenancy
Single
Listing Agency:
Advantage Commercial Real Estate
(616) 327-2800
Listed By:
Michael Visser · License #6501368970
(616) 327-2800
Source:
Carwm.resimplifi
Added: Jun 17
Changed: Aug 30
Last Checked: Aug 30 at 1:19PM
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 Advantage Commercial Real Estate
Investment Insights
Based on property information with market context.
Built in 2007, this 22,492-square-foot facility is configured for life sciences manufacturing and operates as a single-tenant property. The building supports cGMP production and is occupied by Dipharma, Inc., the U.S. arm of a global pharmaceutical contract development and manufacturing organization.
The property is positioned within Western Michigan University’s Business, Technology and Research Park in Kalamazoo, Michigan. Dipharma uses the facility as its only cGMP manufacturing location in the United States, connecting the asset to the company’s broader pharmaceutical operations. Zoning is designated CBTR.
The property is positioned within Western Michigan University’s Business, Technology and Research Park in Kalamazoo, Michigan. Dipharma uses the facility as its only cGMP manufacturing location in the United States, connecting the asset to the company’s broader pharmaceutical operations. Zoning is designated CBTR.
Key Highlights
- 22,492 SF life sciences manufacturing facility
- 100% leased to Dipharma, Inc.
- cGMP pharmaceutical manufacturing use
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
$339,293
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
3.49%
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%
$6,785,860
$6.8M
Cap Rate 7%
$4,847,043
$4.8M
Cap Rate 9%
$3,769,922
$3.8M
Market Conditions
NOI Build-Up for 22,492 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
$496.6K $22.08/SF
− Vacancy
−$11.9K −$0.53/SF
EGI
$484.7K $21.55/SF
− OpEx
−$145.4K −$6.47/SF
NOI
$339.3K $15.09/SF
Area
Kalamazoo County, MI
Vacancy
2.40%
Lease Rate
$22.08 /SF/Yr
Expense Ratio
30.00%
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%
$6,785,860
Cap Rate 7%
$4,847,043
Cap Rate 9%
$3,769,922
Alternative Uses
Best Use
Industrial
$4.85M
$4.24M – $5.65M
NOI $339,293 @ 7.0% cap · market cap 3.49%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$5.89M
$5.15M – $6.87M
NOI $411,999 @ 7.0% cap · market cap 4.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
132
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 Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Established manufacturing facility with a single occupant and cGMP pharmaceutical production capabilities.
Where is this manufacturing property located?
The property is located at 4502 Campus Dr Kalamazoo, MI.
What is the asking price?
The asking price for this property is $9,731,000.
What are key features of this property?
This property features: 22,492 SF life sciences manufacturing facility; 100% leased to Dipharma, Inc.; cGMP pharmaceutical manufacturing use
