Updated Downtown
For Sale
$299,900
12 E Church St, Clarkston, MI 48346
Two separate living areas offer flexibility for an owner-occupant, investor, or multi-generational household.
Property Size1,489 SF
Price / SF$201.41
Days on Market22
Property Features for 12 E Church St
General Information
Standard status
Active
Size
1,489 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1870
Listing Agency:
@properties Christie's Int'l R E Clarkston
(248) 722-4239
Listed By:
Emily A Ford · License #6501294606
Source:
Premiermichiganhomesearch
Added: Aug 9
Changed: Aug 28
Last Checked: Aug 29 at 12:10PM
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 @properties Christie's Int'l R E Clarkston
Investment Insights
Based on property information with market context.
This duplex, built in 1870, contains two distinct living units with separate living areas and functional layouts. The left unit includes multiple living spaces and strong natural light, while the right unit provides an independent residential arrangement. Recent improvements include the roof, windows, and exterior paint. The property also offers a manageable yard and off-street parking.
Located in Downtown Clarkston, the property is close to shops, restaurants, parks, community amenities, and local events. The setting supports convenient access to the downtown area while maintaining separation between the two living spaces. The right-hand unit is tenant occupied under a lease running roughly through 4/1/27; the left-hand unit is vacant. Showings require 24 hours’ notice and a scheduled appointment.
Located in Downtown Clarkston, the property is close to shops, restaurants, parks, community amenities, and local events. The setting supports convenient access to the downtown area while maintaining separation between the two living spaces. The right-hand unit is tenant occupied under a lease running roughly through 4/1/27; the left-hand unit is vacant. Showings require 24 hours’ notice and a scheduled appointment.
Key Highlights
- Two‑unit duplex with separate living spaces
- Built in 1870 with updated roof, windows, and exterior paint
- Right‑hand unit leased through roughly 4/1/27; left‑hand unit is vacant
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
$19,709
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
6.57%
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%
$394,180
$394.2K
Cap Rate 7%
$281,557
$281.6K
Cap Rate 9%
$218,989
$219.0K
Market Conditions
NOI Build-Up for 1,489 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
$29.5K $19.80/SF
− Vacancy
−$1.3K −$0.89/SF
EGI
$28.2K $18.91/SF
− OpEx
−$8.4K −$5.67/SF
NOI
$19.7K $13.24/SF
Area
Oakland County, MI
Vacancy
4.50%
Lease Rate
$19.80 /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%
$394,180
Cap Rate 7%
$281,557
Cap Rate 9%
$218,989
Alternative Uses
Best Use
Multifamily LT 5
$281.6K
$246.4K – $328.5K
NOI $19,709 @ 7.0% cap · market cap 6.57%
Second Best
Apartment 5plus
$260.9K
$228.3K – $304.4K
NOI $18,264 @ 7.0% cap · market cap 6.09%
Theoretical Best
Specialty Retail
$321.2K
$281.0K – $374.7K
NOI $22,482 @ 7.0% cap · market cap 7.50%
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
392
Businesses Nearby
Explore this area
Business Placement
Demographics for 48346, MI
23,058
Population
10,157
Households
2.3
Avg Household Size
42
Median Age
41%
College-Educated
95%
High-School Grad
18.1 sq mi
ZIP Area
1,274
Density / Sq Mi
$97,857
Median Household Income
$49,935
Median Earnings
$1,360
Median Rent
$295,200
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 - Two separate living areas offer flexibility for an owner-occupant, investor, or multi-generational household.
Where is this duplex located?
The property is located at 12 E Church St Clarkston, MI.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two‑unit duplex with separate living spaces; Built in 1870 with updated roof, windows, and exterior paint; Right‑hand unit leased through roughly 4/1/27; left‑hand unit is vacant
