Renovated Duplex in Hampton
For Sale
$225,000
2114 Avalon Bay, Bay City, MI 48708
Turn-key duplex with updated units, garages, and strong cash-flow.
Property Size1,624 SF
Lot Size0.28 Acres
Days on Market278
Property Features for 2114 Avalon Bay
General Information
Standard status
Active
Size
1,624 SF
Lot size
0.28 Acres
Property subtype
Multi-Family
Amenities
Forced Air
Microwave
Range/Oven
Refrigerator
Building Details
Building Size
1,624 SF
Year Built
1970
Listing Agency:
EXP Realty
(888) 501-7085
Listed By:
Travis C Scott · License #FAAR
(888) 501-7085
Source:
Kw
Added: Nov 25, 2025
Changed: Aug 26
Last Checked: Aug 29 at 4:57PM
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 EXP Realty
Investment Insights
Based on property information with market context.
This renovated duplex in Hampton Township offers an opportunity for investors or owner-occupiers. The 1,600+ sq ft property features two units, each with 2 bedrooms, 1 bath, a living room, an updated kitchen, and in-unit laundry. Both kitchens and bathrooms have been remodeled. The property includes new flooring, fresh paint, updated electrical systems, new fencing, landscaping, and concrete driveways. Each unit has a 1-car detached garage, and the backyard is divided with a privacy fence. All appliances are included. The property is located on a residential street near shopping, restaurants, and major connectors. It offers cash-flow potential in a high-demand area.
Key Highlights
- Fully renovated, turn‑key duplex ideal for investors or house hacking.
- Two separate units, each with 2 bedrooms, 1 bath, updated kitchen, living room, and private in‑unit laundry.
- New flooring, fresh paint, updated electrical, remodeled kitchens and bathrooms.
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
$9,495
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
4.22%
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%
$189,900
$189.9K
Cap Rate 7%
$135,643
$135.6K
Cap Rate 9%
$105,500
$105.5K
Market Conditions
NOI Build-Up for 1,624 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
$14.6K $9.00/SF
− Vacancy
−$1.1K −$0.65/SF
EGI
$13.6K $8.35/SF
− OpEx
−$4.1K −$2.51/SF
NOI
$9.5K $5.85/SF
Area
Bay County, MI
Vacancy
7.20%
Lease Rate
$9.00 /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%
$189,900
Cap Rate 7%
$135,643
Cap Rate 9%
$105,500
Alternative Uses
Best Use
Multifamily LT 5
$135.6K
$118.7K – $158.3K
NOI $9,495 @ 7.0% cap · market cap 4.22%
Second Best
Apartment 5plus
$127.5K
$111.5K – $148.7K
NOI $8,923 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$294.0K
$257.2K – $343.0K
NOI $20,579 @ 7.0% cap · market cap 9.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 48708, MI
25,860
Population
12,625
Households
2
Avg Household Size
41
Median Age
17%
College-Educated
89%
High-School Grad
29.1 sq mi
ZIP Area
889
Density / Sq Mi
$50,216
Median Household Income
$31,978
Median Earnings
$703
Median Rent
$98,500
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 - Turn-key duplex with updated units, garages, and strong cash-flow.
Where is this duplex located?
The property is located at 2114 Avalon Bay Bay City, MI.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Fully renovated, turn‑key duplex ideal for investors or house hacking.; Two separate units, each with 2 bedrooms, 1 bath, updated kitchen, living room, and private in‑unit laundry.; New flooring, fresh paint, updated electrical, remodeled kitchens and bathrooms.
