Updated Duplex in Breton
For Sale
$439,900
2561-2563 Burton Street SE, Grand Rapids, MI 49546
MULTI_FAMILY - Grand Rapids, MI
Property Size2,000 SF
Lot Size0.23 Acres
Price / SF$219.95
Days on Market115
Property Features for 2561-2563 Burton Street SE
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
R1
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 2, Bedroom 4, Bedroom 1, Bedroom 3, Bathroom 1
Parking
4
Basement
Walk-Out Access
Lot features
Sidewalk
Elementary school district
Grand Rapids
Middle school district
Grand Rapids
High school district
Grand Rapids
Directions
Breton Rd SE to EAST on Burton St SE to the home located on the NORTH side of the street.
Standard status
Active
APN
41-18-03-357-005
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PART OF LOTS 7 & 8 COM 24 FT WLY ALONG S LINE OF LOT 8 FROM SE COR OF LOT 8 TH W ALONG S LINES OF LOTS 7 & 8 TO A PT 46 FT WLY ALONG S LINE OF LOT 7 FROM SE COR OF LOT 7 TH N PERP TO S LINE OF LOT 7 TO N LINE OF LOT 7 TH E ALONG N LINES OF LOTS 7 & 8 TO A LINE BEARING N PERP TO S LINE OF LOT 8 FROM BEG TH S TO BEG * PARIS HIGHLANDS
Tax Annual Amount
3545
Legal Description
PART OF LOTS 7 & 8 COM 24 FT WLY ALONG S LINE OF LOT 8 FROM SE COR OF LOT 8 TH W ALONG S LINES OF LOTS 7 & 8 TO A PT 46 FT WLY ALONG S LINE OF LOT 7 FROM SE COR OF LOT 7 TH N PERP TO S LINE OF LOT 7 TO N LINE OF LOT 7 TH E ALONG N LINES OF LOTS 7 & 8 TO A LINE BEARING N PERP TO S LINE OF LOT 8 FROM BEG TH S TO BEG * PARIS HIGHLANDS
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1973
Number of units
2
Building materials
Aluminum Siding
Roof type
Composition
Listing Agency:
Keller Williams GR North · Keller Williams Realty
(616) 447-9100
Listed By:
Tammy Jo Budzynski · License #6506043034
(616) 287-3162
Added: Apr 17
Changed: Jul 25
Last Checked: Aug 9 at 1:06PM
MLS# 26016289
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.
Located in the heart of highly desirable Breton Village, this updated duplex offers nearly 2,000 square feet of living space. This property presents an exceptional opportunity for investors or owner-occupants. Each unit features 2 bedrooms and 1 full bathroom, thoughtfully renovated interiors, and functional layouts. The property has ample parking, and is currently fully leased with reliable tenants, ensuring immediate rental income. The lot size is 0.23 acres. With its strong rental history, modern updates, and location near shopping, dining, and amenities, this Breton Village investment property is a standout opportunity. The property is located in Grand Rapids, MI.
Key Highlights
- Prime location in highly desirable Breton Village, near shopping, dining, and amenities.
- Turnkey duplex with nearly 2,000 square feet of updated living space.
- Fully leased with reliable tenants, ensuring immediate rental income.
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
$21,206
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
4.82%
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%
$424,120
$424.1K
Cap Rate 7%
$302,943
$302.9K
Cap Rate 9%
$235,622
$235.6K
Market Conditions
NOI Build-Up for 2,000 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
$32.4K $16.20/SF
− Vacancy
−$2.1K −$1.05/SF
EGI
$30.3K $15.15/SF
− OpEx
−$9.1K −$4.54/SF
NOI
$21.2K $10.60/SF
Area
Grand Rapids, MI
Vacancy
6.50%
Lease Rate
$16.20 /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%
$424,120
Cap Rate 7%
$302,943
Cap Rate 9%
$235,622
Alternative Uses
Best Use
Multifamily LT 5
$302.9K
$265.1K – $353.4K
NOI $21,206 @ 7.0% cap · market cap 4.82%
Second Best
Apartment 5plus
$271.2K
$237.3K – $316.4K
NOI $18,984 @ 7.0% cap · market cap 4.32%
Theoretical Best
Specialty Retail
$464.1K
$406.1K – $541.5K
NOI $32,490 @ 7.0% cap · market cap 7.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
602
Businesses Nearby
Explore this area
Business Placement
Demographics for 49546, MI
35,536
Population
13,561
Households
2.6
Avg Household Size
38
Median Age
61%
College-Educated
96%
High-School Grad
17.9 sq mi
ZIP Area
1,985
Density / Sq Mi
$97,386
Median Household Income
$48,008
Median Earnings
$1,275
Median Rent
$389,100
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - Turnkey duplex in desirable Breton Village, Grand Rapids.
Where is this duplex located?
The property is located at 2561-2563 Burton Street SE Grand Rapids, MI.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: Prime location in highly desirable Breton Village, near shopping, dining, and amenities.; Turnkey duplex with nearly 2,000 square feet of updated living space.; Fully leased with reliable tenants, ensuring immediate rental income.
