Historic Duplex with
New
For Sale
$379,900
327 Reid Road, Grand Blanc, MI 48439
MULTIFAMILY, Grand Blanc, MI
Property Size2,192 SF
Lot Size1.01 Acres
Price / SF$173.31
Days on Market1
Property Features for 327 Reid Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family, Residential
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bathroom 2, Basement, Bedroom 2, Bedroom 4, Bedroom 1, Bedroom 5
Patio and Porch features
Deck, Porch
Interior features
Cable/Internet Avail., Walk-In Closet
Exterior features
Deck, Porch, Street Lights
Fireplace
1
Appliances
Dishwasher, Dryer, Microwave, Range/Oven, Refrigerator, Washer
Lot features
Wooded
Elementary school district
Grand Blanc Comm Schools
Middle school district
Grand Blanc Comm Schools
High school district
Grand Blanc Comm Schools
Subdivision
Grand Blanc (25028)
Standard status
Active
APN
5616530029
Size
2,192 SF
Lot size
1.01 Acres
Taxes and HOA fees
Tax Annual Amount
4882
Utilities
Heating system
Forced Air
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Amenities
covered porches
carriage house
greenhouse
barn
Building Details
Year built
1873
Floors in Building
2
Number of units
2
Architectural style
Victorian
Listing Agency:
REMAX Edge · RE/MAX International
(810) 636-9172
Listed By:
Tammy Lord · License #6501270470
(810) 397-3803
Added: Aug 31
Last Checked: Aug 31 at 5:06PM
MLS# 50220322
Copyright © 2026 Multiple Listing Service MiRealSource. 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.
Built in 1873, this Victorian property provides 2,192 square feet in a duplex configuration on 1.01 acres in Grand Blanc. The lower residence includes three bedrooms, kitchen and living areas, while the upper residence offers two bedrooms, its own kitchen and living space, and a private entrance. Remodeling incorporates updated comforts alongside period detailing, and the original interior staircase remains in place.
Covered porches, mature trees, perennial gardens, and a fountain shape the outdoor setting. Additional improvements include a carriage house, greenhouse space, and an impressive three-story barn, providing substantial room for storage, hobbies, gardening, or other personal uses. The property has public water, forced-air heat, central air, and a fireplace. An adjoining 0.46-acre parcel with a separate parcel ID may also be available separately.
Covered porches, mature trees, perennial gardens, and a fountain shape the outdoor setting. Additional improvements include a carriage house, greenhouse space, and an impressive three-story barn, providing substantial room for storage, hobbies, gardening, or other personal uses. The property has public water, forced-air heat, central air, and a fireplace. An adjoining 0.46-acre parcel with a separate parcel ID may also be available separately.
Key Highlights
- Duplex configuration with 3‑bedroom lower residence and 2‑bedroom upper residence
- 2,192 square feet on 1.01 acres within Grand Blanc
- Built in 1873 with Victorian architectural style and retained historic detailing
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
$18,828
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
4.96%
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%
$376,560
$376.6K
Cap Rate 7%
$268,971
$269.0K
Cap Rate 9%
$209,200
$209.2K
Market Conditions
NOI Build-Up for 2,192 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
$28.4K $12.96/SF
− Vacancy
−$1.5K −$0.69/SF
EGI
$26.9K $12.27/SF
− OpEx
−$8.1K −$3.68/SF
NOI
$18.8K $8.59/SF
Area
Genesee County, MI
Vacancy
5.32%
Lease Rate
$12.96 /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%
$376,560
Cap Rate 7%
$268,971
Cap Rate 9%
$209,200
Alternative Uses
Best Use
Multifamily LT 5
$269.0K
$235.4K – $313.8K
NOI $18,828 @ 7.0% cap · market cap 4.96%
Second Best
Apartment 5plus
$240.0K
$210.0K – $280.0K
NOI $16,798 @ 7.0% cap · market cap 4.42%
Theoretical Best
Office A
$461.3K
$403.6K – $538.1K
NOI $32,288 @ 7.0% cap · market cap 8.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
464
Businesses Nearby
Explore this area
Business Placement
Demographics for 48439, MI
51,719
Population
22,101
Households
2.3
Avg Household Size
41
Median Age
43%
College-Educated
96%
High-School Grad
54.5 sq mi
ZIP Area
949
Density / Sq Mi
$88,505
Median Household Income
$47,506
Median Earnings
$1,035
Median Rent
$250,800
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 - Remodeled two-residence layout includes separate kitchens, living areas, and private access.
Where is this duplex located?
The property is located at 327 Reid Road Grand Blanc, MI.
What is the asking price?
The asking price for this property is $379,900.
What are key features of this property?
This property features: Duplex configuration with 3‑bedroom lower residence and 2‑bedroom upper residence; 2,192 square feet on 1.01 acres within Grand Blanc; Built in 1873 with Victorian architectural style and retained historic detailing
