Class A R&D Office
For Sale
$3,995,000
4775 Campus Drive, Kalamazoo, MI 49008
COMMERCIAL - Kalamazoo, MI
Property Size23,059 SF
Lot Size5.05 Acres
Price / SF$173.25
Days on Market172
Property Features for 4775 Campus Drive
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
CBTR
Bathrooms
8
Full bathrooms
8
Rooms
Bathroom 7, Bathroom 8, Bathroom 3, Bathroom 5, Bathroom 4, Bathroom 1, Bathroom 2, Bathroom 6
Parking
120
Interior features
Broadband
Elementary school district
Kalamazoo
Middle school district
Kalamazoo
High school district
Kalamazoo
Directions
Parvkiew Ave, turn S onto Campus Drive, second building on the right.
Standard status
Active
APN
06-31-110-013
Size
23,059 SF
Lot size
5.05 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
KALAMAZOO COUNTY CONDOMINIUM SUBDIVISION PLAN NO. 134 Recorded at 2001-018722 WESTERN MICHIGAN UNIVERSITY BUSINESS, TECH
Tax Annual Amount
95283
Legal Description
KALAMAZOO COUNTY CONDOMINIUM SUBDIVISION PLAN NO. 134 Recorded at 2001-018722 WESTERN MICHIGAN UNIVERSITY BUSINESS, TECH
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
2002
Number of units
4
Building materials
Metal Siding
Roof type
Rubber
Listing Agency:
NAI Wisinski of West Michigan
(269) 353-0311
Listed By:
Jodi K Milks · License #6506044331
(269) 353-0311
Added: Mar 2
Changed: Aug 4
Last Checked: Aug 21 at 6:06AM
MLS# 26008970
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.
This Class A R&D office building offers extensive window lines and a flexible interior layout with a mix of private offices and open work areas. The property is positioned within Western Michigan University’s Business Technology and Research Park and totals 23,059 square feet on 5.05 acres.
The building is located at 4775 Campus Drive in Kalamazoo, and it benefits from nearby access to US-131 and I-94. The site is in direct proximity to Western Michigan University’s College of Engineering within the campus park setting.
As of the information provided, the building is 87% leased, with long-time tenants including EPS Security, StructureTec, and Jones & Henry Engineering. One suite recently became available due to tenant expansion and is currently being marketed for lease. The property is zoned CBTR - Commercial, Business, Technology, and Research in the City of Kalamazoo, supporting an R&D office use profile that may align with companies seeking a workplace connected to a university talent pipeline. For additional details under the confidentiality agreement, contact the listing agent or broker.
The building is located at 4775 Campus Drive in Kalamazoo, and it benefits from nearby access to US-131 and I-94. The site is in direct proximity to Western Michigan University’s College of Engineering within the campus park setting.
As of the information provided, the building is 87% leased, with long-time tenants including EPS Security, StructureTec, and Jones & Henry Engineering. One suite recently became available due to tenant expansion and is currently being marketed for lease. The property is zoned CBTR - Commercial, Business, Technology, and Research in the City of Kalamazoo, supporting an R&D office use profile that may align with companies seeking a workplace connected to a university talent pipeline. For additional details under the confidentiality agreement, contact the listing agent or broker.
Key Highlights
- Class A 23,059 SF R&D office building in Western Michigan University’s Business Technology and Research Park
- 87% leased with long‑time tenants including EPS Security, StructureTec, and Jones & Henry Engineering
- Flexible layout with mix of private offices and open work areas, plus extensive window lines
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
$231,107
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
5.78%
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%
$4,622,140
$4.6M
Cap Rate 7%
$3,301,529
$3.3M
Cap Rate 9%
$2,567,856
$2.6M
Market Conditions
NOI Build-Up for 23,059 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
$332.0K $14.40/SF
− Vacancy
−$23.9K −$1.04/SF
EGI
$308.1K $13.36/SF
− OpEx
−$77.0K −$3.34/SF
NOI
$231.1K $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%
$4,622,140
Cap Rate 7%
$3,301,529
Cap Rate 9%
$2,567,856
Alternative Uses
Best Use
Office B
$3.30M
$2.89M – $3.85M
NOI $231,107 @ 7.0% cap · market cap 5.78%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$6.03M
$5.28M – $7.04M
NOI $422,385 @ 7.0% cap · market cap 10.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
87%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
234
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
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Frequently Asked Questions
What type of property is this?
Office building - Class A research and development office building with flexible floor plans and extensive window lines.
Where is this office building located?
The property is located at 4775 Campus Drive Kalamazoo, MI.
What is the asking price?
The asking price for this property is $3,995,000.
What are key features of this property?
This property features: Class A 23,059 SF R&D office building in Western Michigan University’s Business Technology and Research Park; 87% leased with long‑time tenants including EPS Security, StructureTec, and Jones & Henry Engineering; Flexible layout with mix of private offices and open work areas, plus extensive window lines
