Two-Unit Duplex with Private
For Sale
$289,000
10266 Hegel Road, Goodrich, MI 48438
Separate entrances, laundry areas, and basement storage support flexible residential use.
Property Size1,785 SF
Days on Market31
Property Features for 10266 Hegel Road
General Information
Standard status
Active
Size
1,785 SF
Property subtype
Multi-Family
Building Details
Building Size
1,785 SF
Year Built
1924
Listing Agency:
EXP Realty - Fenton
(269) 600-4397
Listed By:
Kristen Valade
(269) 600-4397
Source:
Upwards.kw
Added: Aug 1
Changed: Aug 29
Last Checked: Aug 30 at 1:23PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of EXP Realty - Fenton
Investment Insights
Based on property information with market context.
Built in 1924, this duplex contains two distinct residences, each arranged with two bedrooms, one full bathroom, and a private entrance. The main-level unit measures approximately 998 square feet and includes a laundry hookup, while the upper unit provides approximately 1,036 square feet. Both units offer clear separation for occupancy and day-to-day use.
Basement access adds shared laundry facilities and two dedicated storage areas. The main-level space may also accommodate a professional office or small business use, subject to local zoning and required approvals. The property is located at 10266 Hegel Road in Atlas Township, Michigan, with the address identified in the Goodrich area.
Basement access adds shared laundry facilities and two dedicated storage areas. The main-level space may also accommodate a professional office or small business use, subject to local zoning and required approvals. The property is located at 10266 Hegel Road in Atlas Township, Michigan, with the address identified in the Goodrich area.
Key Highlights
- Two residential units, each with 2 bedrooms and 1 full bath
- Private entrance provided for each unit
- Main‑level unit offers approximately 998 sq. ft. with laundry hookup
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
$19,664
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
6.80%
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%
$393,280
$393.3K
Cap Rate 7%
$280,914
$280.9K
Cap Rate 9%
$218,489
$218.5K
Market Conditions
NOI Build-Up for 1,785 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
$30.4K $17.04/SF
− Vacancy
−$4.2K −$2.35/SF
EGI
$26.2K $14.69/SF
− OpEx
−$6.6K −$3.67/SF
NOI
$19.7K $11.02/SF
Area
Genesee County, MI
Vacancy
13.80%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
25.00%
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%
$393,280
Cap Rate 7%
$280,914
Cap Rate 9%
$218,489
Alternative Uses
Best Use
Office B
$280.9K
$245.8K – $327.7K
NOI $19,664 @ 7.0% cap · market cap 6.80%
Second Best
Mixed Use
$243.8K
$213.4K – $284.5K
NOI $17,069 @ 7.0% cap · market cap 5.91%
Theoretical Best
Office A
$375.6K
$328.7K – $438.2K
NOI $26,293 @ 7.0% cap · market cap 9.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
Explore this area
Business Placement
Demographics for 48438, MI
7,074
Population
2,781
Households
2.5
Avg Household Size
44
Median Age
34%
College-Educated
98%
High-School Grad
31.9 sq mi
ZIP Area
222
Density / Sq Mi
$100,759
Median Household Income
$53,866
Median Earnings
$1,353
Median Rent
$309,000
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Separate entrances, laundry areas, and basement storage support flexible residential use.
Where is this duplex located?
The property is located at 10266 Hegel Road Goodrich, MI.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: Two residential units, each with 2 bedrooms and 1 full bath; Private entrance provided for each unit; Main‑level unit offers approximately 998 sq. ft. with laundry hookup
