Well-Maintained Duplex in Quiet
For Sale
$155,000
Pending
120 Graham St, Saginaw, MI 48602
Brick duplex with immediate rental income potential in Saginaw, MI.
Property Size1,798 SF
Days on Market122
Property Features for 120 Graham St
General Information
Standard status
Pending
Size
1,798 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$2,520
Building Details
Building Size
1,798 SF
Year Built
1943
Units
2
Listing Agency:
Keller Williams Preferred
(989) 574-7075
Listed By:
Sabrina Hines · License #SBR-6501407105
(989) 574-7075
Source:
Elliman
Added: Apr 24
Changed: Aug 7
Last Checked: Jul 23 at 5:20AM
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 Keller Williams Preferred
Investment Insights
Based on property information with market context.
This well-maintained brick duplex is located just off Adam Blvd in a quiet, established neighborhood. The property offers an opportunity for both investors and owner-occupants. It features 4 total bedrooms and 2.5 bathrooms with over 1,798 square feet of living space and a 2-car garage. Each unit offers comfortable layouts and natural sunlight. Both units are currently tenant-occupied, providing immediate rental income. The location has a bike score of 63, indicating it is bikeable, and a walk score of 55, indicating it is somewhat walkable.
Key Highlights
- Duplex: Great for investors or owner‑occupants
- Immediate rental income from tenant‑occupied units
- Located in a quiet, established neighborhood near Adam Blvd
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
$10,652
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
6.87%
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%
$213,040
$213.0K
Cap Rate 7%
$152,171
$152.2K
Cap Rate 9%
$118,356
$118.4K
Market Conditions
NOI Build-Up for 1,798 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
$16.4K $9.12/SF
− Vacancy
−$1.2K −$0.66/SF
EGI
$15.2K $8.46/SF
− OpEx
−$4.6K −$2.54/SF
NOI
$10.7K $5.92/SF
Area
Saginaw County, MI
Vacancy
7.20%
Lease Rate
$9.12 /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%
$213,040
Cap Rate 7%
$152,171
Cap Rate 9%
$118,356
Alternative Uses
Best Use
Multifamily LT 5
$152.2K
$133.2K – $177.5K
NOI $10,652 @ 7.0% cap · market cap 6.87%
Second Best
Apartment 5plus
$144.5K
$126.5K – $168.6K
NOI $10,118 @ 7.0% cap · market cap 6.53%
Theoretical Best
Specialty Retail
$332.2K
$290.7K – $387.6K
NOI $23,254 @ 7.0% cap · market cap 15.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
230
Businesses Nearby
Explore this area
Business Placement
Demographics for 48602, MI
27,613
Population
12,286
Households
2.2
Avg Household Size
36
Median Age
15%
College-Educated
83%
High-School Grad
7.8 sq mi
ZIP Area
3,540
Density / Sq Mi
$46,068
Median Household Income
$29,611
Median Earnings
$902
Median Rent
$70,200
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 - Brick duplex with immediate rental income potential in Saginaw, MI.
Where is this duplex located?
The property is located at 120 Graham St Saginaw, MI.
What is the asking price?
The asking price for this property is $155,000.
What are key features of this property?
This property features: Duplex: Great for investors or owner‑occupants; Immediate rental income from tenant‑occupied units; Located in a quiet, established neighborhood near Adam Blvd
