Duplex with Separate Utility
For Sale
$190,000
Pending
31709 Grove, Fraser, MI 48026
Multifamily, 1 Story, Fraser, MI
Property Size1,300 SF
Lot Size0.51 Acres
Days on Market47
Property Features for 31709 Grove
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning
Residential
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 1
Pets allowed
Yes
Elementary school district
Fraser
Middle school district
Fraser
High school district
Fraser
Directions
E of Hayes and S of Masonic
Subdivision
Fraser
Standard status
Pending
APN
1406302035
Size
1,300 SF
Lot size
0.51 Acres
Taxes and HOA fees
Tax Description
T1N,R13E,SEC 6: THE SOUTH 75.25 FT OF THE FOLL: COMM AT W 1/4 POST SEC 6; TH N89*58'E 1335.60 FT; TH S0*19'E 377.70 FT TO POB; TH S0*19'E 139.0 FT; TH S89*43'W 327.0 FT; TH N0*10'W 139.0 FT; TH N89*43'E 326.90 FT TO POB.
Tax Annual Amount
4347
Legal Description
T1N,R13E,SEC 6: THE SOUTH 75.25 FT OF THE FOLL: COMM AT W 1/4 POST SEC 6; TH N89*58'E 1335.60 FT; TH S0*19'E 377.70 FT TO POB; TH S0*19'E 139.0 FT; TH S89*43'W 327.0 FT; TH N0*10'W 139.0 FT; TH N89*43'E 326.90 FT TO POB.
Utilities
Heating system
Forced Air
Water source
Public
Building Details
Year built
1940
Floors in Building
1
Number of units
2
Building materials
Brick
Architectural style
Ranch
Listing Agency:
Elementary Homes LLC
(248) 850-2030
Listed By:
Shawn Sturdivent · License #6501380112
(586) 718-0037
Added: Jul 23
Changed: Sep 5
Last Checked: Sep 7 at 9:06PM
MLS# 20261057139
Copyright © 2026 Realcomp Limited II. 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 duplex features two separate ranch homes on one oversized parcel, constructed with brick and served by forced-air heating. The front home is about 700 square feet with 2 bedrooms and 1 full bathroom and is currently vacant. The rear home is about 600 square feet with 1 bedroom and 1 full bathroom and is leased on a month-to-month basis. Each home has its own gas, electric, and water meters, supporting simpler utility management for owners and tenants.
The property sits on a 75' x 297' lot (0.51 acres) in Fraser, Michigan, with public water service. The front home is available for showings with an approved appointment, while the rear home will be shown only after an accepted offer to respect the current tenant.
Built in 1940, this configuration offers a practical way to have two distinct living spaces under one ownership, with the ability to occupy one home while the other remains leased.
The property sits on a 75' x 297' lot (0.51 acres) in Fraser, Michigan, with public water service. The front home is available for showings with an approved appointment, while the rear home will be shown only after an accepted offer to respect the current tenant.
Built in 1940, this configuration offers a practical way to have two distinct living spaces under one ownership, with the ability to occupy one home while the other remains leased.
Key Highlights
- Two separate ranch homes: about 700 SF front with 2 beds/1 bath and about 600 SF rear with 1 bed/1 bath
- Front home is vacant; rear home is leased on a month‑to‑month basis
- Each home has its own gas, electric, and water meters
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
$13,762
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
7.24%
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%
$275,240
$275.2K
Cap Rate 7%
$196,600
$196.6K
Cap Rate 9%
$152,911
$152.9K
Market Conditions
NOI Build-Up for 1,300 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
$21.1K $16.20/SF
− Vacancy
−$1.4K −$1.08/SF
EGI
$19.7K $15.12/SF
− OpEx
−$5.9K −$4.54/SF
NOI
$13.8K $10.59/SF
Area
Macomb County, MI
Vacancy
6.65%
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%
$275,240
Cap Rate 7%
$196,600
Cap Rate 9%
$152,911
Alternative Uses
Best Use
Multifamily LT 5
$196.6K
$172.0K – $229.4K
NOI $13,762 @ 7.0% cap · market cap 7.24%
Second Best
Apartment 5plus
$174.4K
$152.6K – $203.5K
NOI $12,208 @ 7.0% cap · market cap 6.43%
Theoretical Best
Specialty Retail
$243.4K
$213.0K – $284.0K
NOI $17,037 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
202
Businesses Nearby
Explore this area
Business Placement
Demographics for 48026, MI
14,726
Population
6,778
Households
2.2
Avg Household Size
44
Median Age
21%
College-Educated
91%
High-School Grad
4.1 sq mi
ZIP Area
3,592
Density / Sq Mi
$61,118
Median Household Income
$40,198
Median Earnings
$827
Median Rent
$193,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two ranch homes on one parcel in Residential zoning, each with its own gas, electric, and water meters.
Where is this duplex located?
The property is located at 31709 Grove Fraser, MI.
What is the asking price?
The asking price for this property is $190,000.
What are key features of this property?
This property features: Two separate ranch homes: about 700 SF front with 2 beds/1 bath and about 600 SF rear with 1 bed/1 bath; Front home is vacant; rear home is leased on a month‑to‑month basis; Each home has its own gas, electric, and water meters
