Updated Duplex with Attic
New
For Sale
$279,900
1911 Federal Avenue SW, Wyoming, MI 49509
Multi Family, Wyoming, MI
Property Size1,426 SF
Lot Size0.18 Acres
Price / SF$196.28
Days on Market1
Property Features for 1911 Federal Avenue SW
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 2, Bedroom 1, Basement, Bedroom 3, Bathroom 1
Elementary school district
Godfrey-Lee
Middle school district
Godfrey-Lee
High school district
Godfrey-Lee
Directions
Drive north on Burlingame Ave SW. Bear right onto Lee St SW. Make a left U-turn at Belden Ave SW to stay on Lee St SW, if permitted. Right to Federal Ave SW. Property is on the left.
Standard status
Active
APN
41-17-02-353-043
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOTS 34 & 35 BLK 8 * CLOSTERHOUSE & WILSON'S PLAT OF BURLINGAME
Tax Annual Amount
2338
Legal Description
LOTS 34 & 35 BLK 8 * CLOSTERHOUSE & WILSON'S PLAT OF BURLINGAME
Utilities
Heating system
Forced Air
Building Details
Year built
1929
Number of units
2
Building materials
Vinyl Siding
Listing Agency:
Beycome Brokerage Realty LLC
(804) 656-5007
Listed By:
Steven Koleno · License #3469487
(804) 656-5007
Added: Aug 24
Last Checked: Aug 24 at 4:06PM
MLS# 26044702
Copyright © 2026 Michigan Regional Information Center, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1929 duplex at 1911 Federal Avenue SW offers 1,426 square feet of finished living space, three bedrooms, and two full bathrooms. The flexible interior can support two-unit living, while recent improvements include new flooring, fresh paint, newer windows, updated electrical service, and a new roof. Vinyl siding and forced-air heating complete the primary building systems.
The property occupies a 0.18-acre double lot in Wyoming, Michigan. Additional space includes a full basement and a large walk-up attic, providing substantial storage capacity and potential for future expansion. The lot also offers room for gardening and outdoor use.
The property occupies a 0.18-acre double lot in Wyoming, Michigan. Additional space includes a full basement and a large walk-up attic, providing substantial storage capacity and potential for future expansion. The lot also offers room for gardening and outdoor use.
Key Highlights
- 1,426 square feet of finished living space with 3 bedrooms and 2 full bathrooms
- Flexible layout that can accommodate a 2‑unit living arrangement
- 0.18‑acre double lot in Wyoming, Michigan
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
$15,537
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
5.55%
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%
$310,740
$310.7K
Cap Rate 7%
$221,957
$222.0K
Cap Rate 9%
$172,633
$172.6K
Market Conditions
NOI Build-Up for 1,426 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
$23.4K $16.44/SF
− Vacancy
−$1.2K −$0.87/SF
EGI
$22.2K $15.57/SF
− OpEx
−$6.7K −$4.67/SF
NOI
$15.5K $10.90/SF
Area
Kent County, MI
Vacancy
5.32%
Lease Rate
$16.44 /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%
$310,740
Cap Rate 7%
$221,957
Cap Rate 9%
$172,633
Alternative Uses
Best Use
Multifamily LT 5
$222.0K
$194.2K – $259.0K
NOI $15,537 @ 7.0% cap · market cap 5.55%
Second Best
Apartment 5plus
$192.9K
$168.8K – $225.1K
NOI $13,505 @ 7.0% cap · market cap 4.82%
Theoretical Best
Office A
$255.0K
$223.2K – $297.6K
NOI $17,853 @ 7.0% cap · market cap 6.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
355
Businesses Nearby
Explore this area
Business Placement
Demographics for 49509, MI
28,340
Population
10,611
Households
2.7
Avg Household Size
34
Median Age
19%
College-Educated
85%
High-School Grad
7.3 sq mi
ZIP Area
3,882
Density / Sq Mi
$64,981
Median Household Income
$38,356
Median Earnings
$983
Median Rent
$183,400
Median Home Value
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 - Flexible two-unit layout with refreshed interiors, basement utility space, and a generous residential lot.
Where is this duplex located?
The property is located at 1911 Federal Avenue SW Wyoming, MI.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: 1,426 square feet of finished living space with 3 bedrooms and 2 full bathrooms; Flexible layout that can accommodate a 2‑unit living arrangement; 0.18‑acre double lot in Wyoming, Michigan
