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    Updated Duplex in Manistee, MI Title is generated by Realmo AI

    264 6th Avenue, Manistee, MI 49660

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    Pending
    $205,000

    MULTI_FAMILY - Manistee, MI

    Lot size:
    0.09 Acres
    Added:
    Apr 15, 2026
    Days on Market:
    34
    Last Refresh:
    May 18 at 11:06 am

    Property Features for 264 6th Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    3
    Rooms
    Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 1, Basement
    Parking
    2
    Parking features
    Driveway
    Basement
    Full
    Standard status
    Pending
    APN
    51-211-103-06
    Lot size
    0.09 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Description
    PT GOV LOT 1 COM 1120 FT W & 133 FT S OF NE COR, W 40 FT, S 100 FT, E 40 FT, N 100 FT TO POB SEC 11 T21N R17W .09 A. _____P.ADDR: 264 6TH AVE SALE(85) 58 2455 0666 (87) 43 1498 0937 (92) 240 4559 0694 (00) 240 2735 0780
    Tax Annual Amount
    3942

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Heating system
    Forced Air

    Building Details

    Year built
    1920
    Number of units
    2
    Building materials
    Vinyl Siding
    Roof type
    Composition

    We can help!

    Listing Contact
    Virginia M Pelton
    Virginia M Pelton

    Listing agent Virginia M Pelton License #6501323236

    Listing office CENTURY 21 Northland 466 1st Street, Manistee, MI

    Listing date Apr 15, 2026

    MLS# 26016091 Listing URL

    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.

    HighLights

    • Move‑in ready duplex, ideal for investment or owner‑occupancy.
    • Fully updated 1‑bedroom upper unit with new appliances and private deck.
    • Updated 2‑bedroom lower unit with basement access and washer/dryer.
    • Convenient driveway and off‑street parking.
    • Well‑maintained property with modern updates throughout.
    • Durable vinyl siding and composition roof.

    Overview

    This well-maintained duplex in Manistee, Michigan, presents a great investment opportunity or an option for owner-occupancy. The property features a lower unit with 2 bedrooms that has been nicely updated. The lower unit also provides access to a full basement equipped with a washer and dryer. Driveway parking is available for added convenience. The upper unit is a fully updated 1-bedroom apartment, complete with all new appliances. Residents can enjoy outdoor living with a spacious private deck. Off-street parking is also available. Situated on a lot of 0.09 acres, this move-in ready duplex offers flexibility and potential for various living arrangements or investment strategies.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Hair Salon Dental Office Nail Salon Grocery & Convenience Store Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Manistee
    County
    Manistee
    State
    Michigan
    Longitude
    -86.32836
    Latitude
    44.24906

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    FAQs

    What type of property is this?
    Duplex - Well-maintained duplex with modern updates, ideal for investment or owner-occupancy.
    Where is this duplex located?
    The property is located at 264 6th Avenue Manistee, MI.
    What is the asking price?
    The asking price for this property is $205,000.
    What are key features of this property?
    This property features: Move‑in ready duplex, ideal for investment or owner‑occupancy.; **Fully updated 1‑bedroom upper unit with new appliances and private deck.**; Updated 2‑bedroom lower unit with basement access and washer/dryer.
    (231) 690-0852
    We can help!
    Listing Contact
    Virginia M Pelton
    Virginia M Pelton
    Real Estate License ID: 6501323236
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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