Four-Unit Downtown
For Sale
$279,900
834 W Main St, Kalamazoo, MI 49007
Unit mix includes studios and one- and two-bedroom apartments.
Property Size2,190 SF
Price / SF$127.81
Days on Market8
Property Features for 834 W Main St
General Information
Standard status
Active
Size
2,190 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x studio, 1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
4
Additional Details
Gross Income
$36,840
Building Details
Year Built
1895
Listing Agency:
Five Star Real Estate
(269) 377-4589
Listed By:
NextHome Evolution
(734) 822-6006
Source:
Nhevolutionmi
Added: Sep 20
Changed: Sep 26
Last Checked: Sep 26 at 7:25AM
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 Five Star Real Estate
Investment Insights
Based on property information with market context.
Built in 1895, this 2,190-square-foot quadplex contains four apartments: two studio units, one two-bedroom/one-bath unit, and one one-bedroom/one-bath unit. The property is city certified through 9/30/2029 and has a documented history of rental income with utilities billed back to tenants.
Located at 834 W Main St in Kalamazoo City, the property is within walking distance of Kalamazoo College, WMU, downtown amenities, and the new downtown arena. Its four-unit configuration provides a defined multifamily format for an investor or an owner-occupant seeking rental income, as supported by the existing unit mix.
Located at 834 W Main St in Kalamazoo City, the property is within walking distance of Kalamazoo College, WMU, downtown amenities, and the new downtown arena. Its four-unit configuration provides a defined multifamily format for an investor or an owner-occupant seeking rental income, as supported by the existing unit mix.
Key Highlights
- Four‑unit property with 2,190 SF
- Unit mix: two studios, one 2‑bedroom/1‑bath, and one 1‑bedroom/1‑bath apartment
- Built in 1895
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
$12,879
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
4.60%
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%
$257,580
$257.6K
Cap Rate 7%
$183,986
$184.0K
Cap Rate 9%
$143,100
$143.1K
Market Conditions
NOI Build-Up for 2,190 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
$19.7K $9.00/SF
− Vacancy
−$1.3K −$0.60/SF
EGI
$18.4K $8.40/SF
− OpEx
−$5.5K −$2.52/SF
NOI
$12.9K $5.88/SF
Area
Kalamazoo County, MI
Vacancy
6.65%
Lease Rate
$9.00 /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%
$257,580
Cap Rate 7%
$183,986
Cap Rate 9%
$143,100
Alternative Uses
Best Use
Multifamily LT 5
$184.0K
$161.0K – $214.7K
NOI $12,879 @ 7.0% cap · market cap 4.60%
Second Best
Apartment 5plus
$169.0K
$147.9K – $197.2K
NOI $11,829 @ 7.0% cap · market cap 4.23%
Theoretical Best
Warehouse
$573.1K
$501.4K – $668.6K
NOI $40,115 @ 7.0% cap · market cap 14.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,763
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Quadplex - Unit mix includes studios and one- and two-bedroom apartments.
Where is this quadplex located?
The property is located at 834 W Main St Kalamazoo, MI.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: Four‑unit property with 2,190 SF; Unit mix: two studios, one 2‑bedroom/1‑bath, and one 1‑bedroom/1‑bath apartment; Built in 1895
