Duplex Home with Multiple
For Sale
$399,900
634 E Breitung Avenue, Kingsford, MI 49802
RESIDENTIAL, 1 Story, Kingsford, MI
Property Size3,962 SF
Lot Size0.44 Acres
Price / SF$100.93
Days on Market135
Property Features for 634 E Breitung Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential
Bedrooms
4
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 1, Bedroom 3, Family Room, Bathroom 3, Bedroom 4, Bathroom 4, Bathroom 2, Basement, Bedroom 2, Bathroom 1
Parking features
Garage, Driveway
Patio and Porch features
Deck, Patio, Porch
Interior features
Cathedral/Vaulted Ceiling, Walk-In Closet
Exterior features
Deck, Patio, Porch, Sidewalks
Fireplace
1
Appliances
Dishwasher, Dryer, Microwave, Range/Oven, Refrigerator, Washer
Subdivision
East Kingsford
Lot features
Corner Lot
Elementary school district
Breitung Township School District
Middle school district
Breitung Township School District
High school district
Breitung Township School District
Standard status
Active
Size
3,962 SF
Lot size
0.44 Acres
Taxes and HOA fees
Tax Year
2025
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
2022
Floors in Building
1
Architectural style
Conventional
Listing Agency:
COLDWELL BANKER REAL ESTATE GROUP
(906) 774-1300
Listed By:
CARRIE TORETTA-PARTELLO · License #6501298751
(906) 396-4985
Added: Apr 29
Changed: Sep 3
Last Checked: Sep 10 at 12:06PM
MLS# 50205850
Copyright © 2026 Upper Peninsula Association of Realtors. 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 3,962-square-foot duplex occupies a 0.44-acre parcel at 634 E Breitung Avenue in Kingsford, Michigan. The property combines an original residential section constructed in 1924 with a second half completed in 2022, creating two separate living areas with bedrooms, bathrooms, gathering spaces, and kitchens. The layout can support multigenerational living, guest accommodation, or rental use, and the home may also be converted into one larger residence.
Interior features include vaulted ceilings, walk-in closets, a wood-burning fireplace, forced-air heating, central air, and a full appliance package. Exterior amenities include a deck, patio, porch, sidewalks, extensive landscaping, and a low-maintenance exterior. Multiple garages and a driveway provide substantial on-site parking and storage capacity. Public water serves the property.
Interior features include vaulted ceilings, walk-in closets, a wood-burning fireplace, forced-air heating, central air, and a full appliance package. Exterior amenities include a deck, patio, porch, sidewalks, extensive landscaping, and a low-maintenance exterior. Multiple garages and a driveway provide substantial on-site parking and storage capacity. Public water serves the property.
Key Highlights
- 3,962‑square‑foot duplex on a 0.44‑acre parcel
- Original residential section built in 1924; second half completed in 2022
- Two separate living areas with bedrooms, bathrooms, kitchens, and gathering spaces
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
$26,450
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
6.61%
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%
$529,000
$529.0K
Cap Rate 7%
$377,857
$377.9K
Cap Rate 9%
$293,889
$293.9K
Market Conditions
NOI Build-Up for 3,962 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
$40.4K $10.20/SF
− Vacancy
−$2.6K −$0.66/SF
EGI
$37.8K $9.54/SF
− OpEx
−$11.3K −$2.86/SF
NOI
$26.4K $6.68/SF
Area
Dickinson County, MI
Vacancy
6.50%
Lease Rate
$10.20 /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%
$529,000
Cap Rate 7%
$377,857
Cap Rate 9%
$293,889
Alternative Uses
Best Use
Multifamily LT 5
$377.9K
$330.6K – $440.8K
NOI $26,450 @ 7.0% cap · market cap 6.61%
Second Best
Apartment 5plus
$351.9K
$307.9K – $410.6K
NOI $24,633 @ 7.0% cap · market cap 6.16%
Theoretical Best
Office A
$763.9K
$668.4K – $891.2K
NOI $53,470 @ 7.0% cap · market cap 13.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
53
Businesses Nearby
Explore this area
Business Placement
Demographics for 49802, MI
6,197
Population
2,768
Households
2.2
Avg Household Size
46
Median Age
26%
College-Educated
96%
High-School Grad
7.9 sq mi
ZIP Area
784
Density / Sq Mi
$61,067
Median Household Income
$37,633
Median Earnings
$861
Median Rent
$109,300
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?
Duplex - Flexible two-unit layout with updated construction, private living areas, and substantial garage capacity.
Where is this duplex located?
The property is located at 634 E Breitung Avenue Kingsford, MI.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 3,962‑square‑foot duplex on a 0.44‑acre parcel; Original residential section built in 1924; second half completed in 2022; Two separate living areas with bedrooms, bathrooms, kitchens, and gathering spaces
