Two-Unit Duplex with
For Sale
Under Contract
$249,900
9533 McDougall Street, Hamtramck, MI 48212
Multifamily, 2 Story, Hamtramck, MI
Property Size1,584 SF
Lot Size0.07 Acres
Price / SF$157.77
Days on Market12
Property Features for 9533 McDougall Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Residential
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bathroom 2, Basement, Bedroom 3, Bedroom 4, Bedroom 2
Pets allowed
Yes
Interior features
Smoke Alarm, Carbon Monoxide Alarm(s), Laundry Facility
Exterior features
Awning/Overhang(s), Fenced
Fencing
Fenced
Subdivision
Harrah
Elementary school district
Hamtramck
Middle school district
Hamtramck
High school district
Hamtramck
Directions
North on Joseph Campau St, head east on Caniff St. Turn south on McDougall St. Continue to 9533 McDougall St on right hand side.
Standard status
Active Under Contract
APN
41006040127000
Size
1,584 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Description
LOT 127 HARRAH'S SUB 1/4 SEC 40 10,000 A.T. L.9 P.72 WCR
Tax Annual Amount
1841
Legal Description
LOT 127 HARRAH'S SUB 1/4 SEC 40 10,000 A.T. L.9 P.72 WCR
Utilities
Heating system
Forced Air
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Year built
1915
Floors in Building
2
Number of units
2
Building materials
Vinyl
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Paint Creek · Keller Williams Realty
(248) 609-8000
Listed By:
Tomasz Peda
(586) 819-0730
Added: Aug 10
Changed: Aug 19
Last Checked: Aug 21 at 4:06AM
MLS# 20261064366
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 vacant duplex contains two separate residences, each with two bedrooms, one bathroom, a kitchen, furnace, water heater, gas service, and electric service. The first-floor unit has direct ground-level placement, while the second occupies the upper floor. Combined living space measures 1,584 square feet. Kitchens and bathrooms have been updated, and the unfinished basement provides shared laundry and storage. An unfinished third-floor attic adds space, subject to applicable zoning and building requirements.
The property includes a fully fenced backyard, rear paver patio, covered front porch, and an upper-level front balcony. A detached 2-car garage sits behind the home and is accessible from the alley. Vinyl siding, updated windows, two approximately 10-year-old furnaces, and a garage door and opener replaced approximately five years ago further define the improvements. The property was built in 1915 and is zoned Residential.
The property includes a fully fenced backyard, rear paver patio, covered front porch, and an upper-level front balcony. A detached 2-car garage sits behind the home and is accessible from the alley. Vinyl siding, updated windows, two approximately 10-year-old furnaces, and a garage door and opener replaced approximately five years ago further define the improvements. The property was built in 1915 and is zoned Residential.
Key Highlights
- Two separate 2‑bedroom, 1‑bath units with 1,584 square feet of combined living space
- Separate kitchen, furnace, water heater, gas, and electric arrangements for each unit
- Detached 2‑car garage with alley access; garage door and opener replaced approximately five years ago
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
$15,551
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
6.22%
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%
$311,020
$311.0K
Cap Rate 7%
$222,157
$222.2K
Cap Rate 9%
$172,789
$172.8K
Market Conditions
NOI Build-Up for 1,584 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
$23.8K $15.00/SF
− Vacancy
−$1.5K −$0.98/SF
EGI
$22.2K $14.03/SF
− OpEx
−$6.7K −$4.21/SF
NOI
$15.6K $9.82/SF
Area
Wayne County, MI
Vacancy
6.50%
Lease Rate
$15.00 /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%
$311,020
Cap Rate 7%
$222,157
Cap Rate 9%
$172,789
Alternative Uses
Best Use
Multifamily LT 5
$222.2K
$194.4K – $259.2K
NOI $15,551 @ 7.0% cap · market cap 6.22%
Second Best
Apartment 5plus
$204.0K
$178.5K – $238.0K
NOI $14,280 @ 7.0% cap · market cap 5.71%
Theoretical Best
Specialty Retail
$293.3K
$256.6K – $342.2K
NOI $20,529 @ 7.0% cap · market cap 8.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,323
Businesses Nearby
Explore this area
Business Placement
Demographics for 48212, MI
43,192
Population
14,739
Households
2.9
Avg Household Size
29
Median Age
16%
College-Educated
68%
High-School Grad
5.3 sq mi
ZIP Area
8,149
Density / Sq Mi
$37,293
Median Household Income
$28,894
Median Earnings
$935
Median Rent
$98,200
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 - Vacant duplex with separate utilities, updated kitchens and baths, shared laundry, and a fenced outdoor area.
Where is this duplex located?
The property is located at 9533 McDougall Street Hamtramck, MI.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Two separate 2‑bedroom, 1‑bath units with 1,584 square feet of combined living space; Separate kitchen, furnace, water heater, gas, and electric arrangements for each unit; Detached 2‑car garage with alley access; garage door and opener replaced approximately five years ago
