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    Grosse Pointe Duplex with Updates Title is generated by Realmo AI

    296-298 Rivard, Grosse Pointe, MI 48230

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    Claim this Listing
    For Sale
    Under Contract
    $400,000

    Multi-Family, 2 Story - Grosse Pointe, MI

    Property size:
    2,196 SF
    Lot size:
    0.15 Acres
    Price / SF:
    $182/SF
    Added:
    Oct 22, 2025
    Days on Market:
    207
    Last Refresh:
    May 16 at 6:06 pm

    Property Features for 296-298 Rivard

    General Information

    Property type
    Residential Multi Family
    Zoning
    Residential
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Dining Room
    Parking features
    Garage, Garage - Detached
    Patio and Porch features
    Patio, Porch
    Interior features
    Hardwood Floors
    Exterior features
    Marina, Park, Playground, Pool/Hot Tub, Tennis Courts, Fenced Yard, Patio, Porch
    Fencing
    Fenced
    Basement Y/N
    1
    Appliances
    Dishwasher, Dryer, Range, Refrigerator, Washer
    Standard status
    Active Under Contract
    APN
    37-005-06-0006-000
    Size
    2,196 SF
    Lot size
    0.15 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    8610

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1901
    Floors in Building
    2
    Number of units
    2
    Architectural style
    Other
    Additional Structures
    Tennis Court(s)

    We can help!

    Listing Contact
    Scott Adlhoch
    Scott Adlhoch

    Listing agent Scott Adlhoch License #6502432674

    Listing office Adlhoch & Associates, REALTORS 19515 Mack Ave, Grosse Pointe Woods, MI

    Listing date Oct 22, 2025

    MLS# 50192234 Listing URL

    Copyright © 2026 Multiple Listing Service MiRealSource. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Desirable Grosse Pointe City duplex, just a block from Neff Waterfront Park.
    • Major updates in the last 2 years: new tear‑off roof, 2 new furnaces, 2 new central air systems, and updated electrical panels.
    • Two townhouse‑style units with mirror image layouts featuring a large living room with fireplace, formal dining room, kitchens with ample storage, and separate basements with washer and dryer.
    • Enjoy a 2.5 car garage and patio.
    • Features hardwood floors, first floor mud rooms and second floor Florida/storage rooms.
    • Access to community marina, park, playground, pool/hot tub, and tennis courts.

    Overview

    This two-story duplex, located in Grosse Pointe City, Michigan, features mirror-image townhouses. The property has undergone major updates within the past two years, including a new tear-off roof, two new furnaces, two new central air systems, and updated electrical panels. Each unit includes a large living room with a fireplace, a formal dining room, and a kitchen with ample storage. Separate basements are equipped with a washer and dryer. Additional features include hardwood floors, second-floor Florida/storage rooms, and first-floor mud rooms. A 2.5-car garage and patio are also included. The property is situated one block from Neff Waterfront Park. The lot size is 0.15 acres and the property size is 2196 square feet.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $239.5K
    NOI $21,559 @ 9.00% cap · cautious / downside scenario
    Moderate
    $308.0K
    NOI $21,559 @ 7.00% cap · market / base-case scenario
    Aggressive
    $431.2K
    NOI $21,559 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $32.9k $15.00
    − Vacancy −$2.1k −$0.98
    EGI $30.8k $14.03
    − OpEx −$9.2k −$4.21
    NOI $21.6k $9.82
    2,196 SF · lease $15.00/SF/yr · vacancy 6.50% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $308.0K
    $269.5K – $359.3K (±1% cap)
    NOI $21,559 @ 7.0% cap · market cap 5.39%
    Second Best
    Apartment 5plus
    $282.8K
    $247.5K – $330.0K (±1% cap)
    NOI $19,797 @ 7.0% cap · market cap 4.95%
    Theoretical Best
    Specialty Retail
    $406.6K
    $355.8K – $474.3K (±1% cap)
    NOI $28,460 @ 7.0% cap · market cap 7.12%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Grosse Pointe
    County
    Wayne
    State
    Michigan
    Longitude
    -82.9055364
    Latitude
    42.3858315

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    FAQs

    What type of property is this?
    Duplex - Updated duplex in Grosse Pointe City near waterfront park.
    Where is this duplex located?
    The property is located at 296-298 Rivard Grosse Pointe, MI.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: Desirable Grosse Pointe City duplex, just a block from Neff Waterfront Park.; Major updates in the last 2 years: new tear‑off roof, 2 new furnaces, 2 new central air systems, and updated electrical panels.; Two townhouse‑style units with mirror image layouts featuring a large living room with fireplace, formal dining room, kitchens with ample storage, and separate basements with washer and dryer.
    (313) 550-1181
    We can help!
    Listing Contact
    Scott Adlhoch
    Scott Adlhoch
    Real Estate License ID: 6502432674
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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