Well-Maintained Duplex on Large
For Sale
$229,900
Pending
1261 W GRAND BLANC Rd, Grand Blanc, MI 48439
Desirable Grand Blanc duplex with long-term tenants and development potential.
Property Size1,400 SF
Lot Size0.53 Acres
Days on Market164
Property Features for 1261 W GRAND BLANC Rd
General Information
Standard status
Pending
Size
1,400 SF
Lot size
0.53 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$3,692
Building Details
Building Size
1,400 SF
Year Built
1934
Units
2
Listing Agency:
Keller Williams Showcase Realty
(248) 640-2680
Listed By:
Robert C Sprader · License #6501259834
(248) 640-2680
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 20 at 7:57AM
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 Showcase Realty
Investment Insights
Based on property information with market context.
This multi-family duplex is located in Grand Blanc, offering convenient expressway access. The property features two units, each with private entrances. The first-floor unit includes a large one-bedroom layout with one full and one-half bathrooms, a living room, a dining room, a kitchen, and a basement equipped with a washer and dryer. The second-floor unit features one bedroom, an updated bathroom, a living room, and a kitchen. Both units have newer gas-forced air furnaces. The property includes an oversized 2.5-car garage and is situated on a 0.5-acre lot, providing parking and outdoor space. The duplex is surrounded by new development and has been maintained by the seller. Long-term tenants have occupied the property for 18 years, providing a stable income with potential for rent increases.
Key Highlights
- Stable income from long‑term tenants (18 years)
- Two spacious units with private entrances
- Highly desirable Grand Blanc location with convenient expressway access
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
$12,025
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
5.23%
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%
$240,500
$240.5K
Cap Rate 7%
$171,786
$171.8K
Cap Rate 9%
$133,611
$133.6K
Market Conditions
NOI Build-Up for 1,400 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
$18.1K $12.96/SF
− Vacancy
−$965 −$0.69/SF
EGI
$17.2K $12.27/SF
− OpEx
−$5.2K −$3.68/SF
NOI
$12.0K $8.59/SF
Area
Genesee County, MI
Vacancy
5.32%
Lease Rate
$12.96 /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%
$240,500
Cap Rate 7%
$171,786
Cap Rate 9%
$133,611
Alternative Uses
Best Use
Multifamily LT 5
$171.8K
$150.3K – $200.4K
NOI $12,025 @ 7.0% cap · market cap 5.23%
Second Best
Apartment 5plus
$153.3K
$134.1K – $178.8K
NOI $10,729 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$294.6K
$257.8K – $343.7K
NOI $20,622 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 48439, MI
51,719
Population
22,101
Households
2.3
Avg Household Size
41
Median Age
43%
College-Educated
96%
High-School Grad
54.5 sq mi
ZIP Area
949
Density / Sq Mi
$88,505
Median Household Income
$47,506
Median Earnings
$1,035
Median Rent
$250,800
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 - Desirable Grand Blanc duplex with long-term tenants and development potential.
Where is this duplex located?
The property is located at 1261 W GRAND BLANC Rd Grand Blanc, MI.
What is the asking price?
The asking price for this property is $229,900.
What are key features of this property?
This property features: Stable income from long‑term tenants (18 years); Two spacious units with private entrances; Highly desirable Grand Blanc location with convenient expressway access
