Updated Two-Unit
New
For Sale
$569,000
1734 Abbott Avenue, Ann Arbor, MI 48103
Separate upper and garden-level residences include shared laundry, a backyard patio, and three parking spaces.
Property Size1,872 SF
Price / SF$303.95
Days on Market3
Property Features for 1734 Abbott Avenue
General Information
Standard status
Active
Size
1,872 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR, 1 x 2BR
Multifamily Units
2
Amenities
shared laundry
backyard patio
Building Details
Year Built
1955
Buildings
1
Listing Agency:
Howard Hanna Real Estate
Listed By:
Stephanie Flood · License #afloodste103
Source:
Bhhssnyder
Added: Sep 11
Last Checked: Sep 12 at 4:34AM
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 Howard Hanna Real Estate
Investment Insights
Based on property information with market context.
This duplex contains two updated residences with distinct layouts. The upper unit offers three bedrooms, LVP flooring in the living room and bedrooms, tile finishes in the kitchen and bath, granite countertops, and stainless appliances. The garden-level unit includes two bedrooms, daylight windows, a spacious living room, a full bath, and its own stainless-and-granite kitchen.
Shared laundry, a backyard patio, and three parking spaces serve the property. The home is located at 1734 Abbott Ave in Ann Arbor, near downtown Ann Arbor, U-M, Kerrytown, shopping, dining, and parks. A current City of Ann Arbor Rental C of O is in place, and the property has a Home Energy Score of 5. Built in 1955.
Shared laundry, a backyard patio, and three parking spaces serve the property. The home is located at 1734 Abbott Ave in Ann Arbor, near downtown Ann Arbor, U-M, Kerrytown, shopping, dining, and parks. A current City of Ann Arbor Rental C of O is in place, and the property has a Home Energy Score of 5. Built in 1955.
Key Highlights
- Two‑unit duplex with an upper three‑bedroom residence and a garden‑level two‑bedroom residence
- Upper unit features LVP flooring, tile finishes, granite countertops, and stainless appliances
- Garden‑level unit includes daylight windows and a stainless‑and‑granite kitchen
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
$24,259
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
4.26%
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%
$485,180
$485.2K
Cap Rate 7%
$346,557
$346.6K
Cap Rate 9%
$269,544
$269.5K
Market Conditions
NOI Build-Up for 1,872 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
$37.1K $19.80/SF
− Vacancy
−$2.4K −$1.29/SF
EGI
$34.7K $18.51/SF
− OpEx
−$10.4K −$5.55/SF
NOI
$24.3K $12.96/SF
Area
Ann Arbor, MI
Vacancy
6.50%
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%
$485,180
Cap Rate 7%
$346,557
Cap Rate 9%
$269,544
Alternative Uses
Best Use
Multifamily LT 5
$346.6K
$303.2K – $404.3K
NOI $24,259 @ 7.0% cap · market cap 4.26%
Second Best
Apartment 5plus
$304.3K
$266.2K – $355.0K
NOI $21,299 @ 7.0% cap · market cap 3.74%
Theoretical Best
Office A
$413.4K
$361.8K – $482.4K
NOI $28,941 @ 7.0% cap · market cap 5.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
644
Businesses Nearby
Explore this area
Business Placement
Demographics for 48103, MI
55,605
Population
25,511
Households
2.2
Avg Household Size
40
Median Age
75%
College-Educated
97%
High-School Grad
66.5 sq mi
ZIP Area
836
Density / Sq Mi
$115,513
Median Household Income
$65,698
Median Earnings
$1,760
Median Rent
$455,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Separate upper and garden-level residences include shared laundry, a backyard patio, and three parking spaces.
Where is this duplex located?
The property is located at 1734 Abbott Avenue Ann Arbor, MI.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: Two‑unit duplex with an upper three‑bedroom residence and a garden‑level two‑bedroom residence; Upper unit features LVP flooring, tile finishes, granite countertops, and stainless appliances; Garden‑level unit includes daylight windows and a stainless‑and‑granite kitchen
