Townhouse-Style Apartment
For Sale
$1,950,000
25 Maynard Ct, Pontiac, MI 48342
City Rental Certified apartments feature private entries, basements, balconies, and individually metered utilities.
Property Size10,886 SF
Price / SF$179.13
Days on Market94
Property Features for 25 Maynard Ct
General Information
Standard status
Active
Size
10,886 SF
Property subtype
Residential Income
Occupancy
100%
Additional Details
Gross Income
$227,100
Taxes and HOA fees
Annual Taxes
$19,162
Listing Agency:
Premier Realty Service LLC
(248) 255-2474
Listed By:
Maryott Tijerina
(248) 255-2474
Source:
Exprealty
Added: May 20
Changed: Aug 18
Last Checked: Aug 20 at 9:57AM
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 Premier Realty Service LLC
Investment Insights
Based on property information with market context.
This 10,886-square-foot apartment property in Pontiac is City Rental Certified and arranged in townhouse-style residences. Each unit has its own entrance, private basement, egress, HVAC, laundry area, balcony, natural gas furnace, and separately metered utilities. The configuration supports independent unit operation and resident privacy. Recent work includes a new roof in 2026 and newly shingled porch overhangs.
The property is 3 minutes from Downtown Pontiac and 9 minutes from Oakland University. It is fully occupied through government-backed housing programs, with four-bedroom unit build-outs remaining to be completed. The current layout, dedicated building systems, and completed improvements provide a clearly defined multifamily asset with established operations.
The property is 3 minutes from Downtown Pontiac and 9 minutes from Oakland University. It is fully occupied through government-backed housing programs, with four-bedroom unit build-outs remaining to be completed. The current layout, dedicated building systems, and completed improvements provide a clearly defined multifamily asset with established operations.
Key Highlights
- 10,886‑square‑foot apartment property in Pontiac
- 100% occupancy under government‑backed housing programs
- Townhouse‑style units with private entrances, basements, balconies, and laundry areas
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
$133,530
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
6.85%
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%
$2,670,600
$2.7M
Cap Rate 7%
$1,907,571
$1.9M
Cap Rate 9%
$1,483,667
$1.5M
Market Conditions
NOI Build-Up for 10,886 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
$253.4K $23.28/SF
− Vacancy
−$10.6K −$0.98/SF
EGI
$242.8K $22.30/SF
− OpEx
−$109.3K −$10.04/SF
NOI
$133.5K $12.27/SF
Area
Oakland County, MI
Vacancy
4.20%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$2,670,600
Cap Rate 7%
$1,907,571
Cap Rate 9%
$1,483,667
Alternative Uses
Best Use
Apartment 5plus
$1.91M
$1.67M – $2.23M
NOI $133,530 @ 7.0% cap · market cap 6.85%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.35M
$2.05M – $2.74M
NOI $164,361 @ 7.0% cap · market cap 8.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
270
Businesses Nearby
Explore this area
Business Placement
Demographics for 48342, MI
18,685
Population
7,559
Households
2.5
Avg Household Size
33
Median Age
10%
College-Educated
76%
High-School Grad
5.2 sq mi
ZIP Area
3,593
Density / Sq Mi
$33,750
Median Household Income
$29,970
Median Earnings
$851
Median Rent
$90,600
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?
Apartment building - City Rental Certified apartments feature private entries, basements, balconies, and individually metered utilities.
Where is this apartment building located?
The property is located at 25 Maynard Ct Pontiac, MI.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 10,886‑square‑foot apartment property in Pontiac; 100% occupancy under government‑backed housing programs; Townhouse‑style units with private entrances, basements, balconies, and laundry areas
