Two-Unit Duplex with Separate
New
For Sale
$179,000
33511 Berville Ct, Westland, MI 48186
Each residence includes private living, kitchen, laundry, two bedrooms, and one full bathroom.
Property Size1,814 SF
Days on Market4
Property Features for 33511 Berville Ct
General Information
Standard status
Active
Size
1,814 SF
Property subtype
Investment
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,500
Building Details
Building Size
1,814 SF
Year Built
1942
Units
2
Listing Agency:
RE/MAX Cornerstone
(734) 444-4227
Listed By:
Hillary Stone · License #6502401570
(734) 444-4227
Source:
Elliman
Added: Aug 5
Changed: Aug 6
Last Checked: Aug 8 at 10:07AM
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 RE/MAX Cornerstone
Investment Insights
Based on property information with market context.
Built in 1942, this duplex contains two separate residences with matching layouts. Each unit offers two bedrooms, one full bathroom, a private kitchen, living area, and laundry space. One unit is occupied under a month-to-month lease, while the other is vacant and requires fresh paint, new carpet, and additional cosmetic work.
The property is located at 33511 Berville Ct in Westland, with shopping, dining, and major roads identified nearby. The address records a walk score of 30, classified as car-dependent, and a bike score of 40, classified as somewhat bikeable. The two-unit configuration provides separate residential spaces within one property.
The property is located at 33511 Berville Ct in Westland, with shopping, dining, and major roads identified nearby. The address records a walk score of 30, classified as car-dependent, and a bike score of 40, classified as somewhat bikeable. The two-unit configuration provides separate residential spaces within one property.
Key Highlights
- Two‑unit duplex at 33511 Berville Ct, Westland, MI 48186
- Each unit has 2 bedrooms and 1 full bathroom
- Separate kitchen, living space, and laundry area in each unit
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
$16,353
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
9.14%
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%
$327,060
$327.1K
Cap Rate 7%
$233,614
$233.6K
Cap Rate 9%
$181,700
$181.7K
Market Conditions
NOI Build-Up for 1,814 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
$31.6K $17.40/SF
− Vacancy
−$1.8K −$1.01/SF
EGI
$29.7K $16.39/SF
− OpEx
−$13.4K −$7.38/SF
NOI
$16.4K $9.01/SF
Area
Wayne County, MI
Vacancy
5.80%
Lease Rate
$17.40 /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%
$327,060
Cap Rate 7%
$233,614
Cap Rate 9%
$181,700
Alternative Uses
Best Use
Multifamily LT 5
$254.4K
$222.6K – $296.8K
NOI $17,809 @ 7.0% cap · market cap 9.95%
Second Best
Apartment 5plus
$233.6K
$204.4K – $272.6K
NOI $16,353 @ 7.0% cap · market cap 9.14%
Theoretical Best
Specialty Retail
$335.8K
$293.9K – $391.8K
NOI $23,509 @ 7.0% cap · market cap 13.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
297
Businesses Nearby
Explore this area
Business Placement
Demographics for 48186, MI
35,690
Population
14,543
Households
2.5
Avg Household Size
39
Median Age
19%
College-Educated
88%
High-School Grad
8.3 sq mi
ZIP Area
4,300
Density / Sq Mi
$67,203
Median Household Income
$37,591
Median Earnings
$1,083
Median Rent
$167,600
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?
Duplex - Each residence includes private living, kitchen, laundry, two bedrooms, and one full bathroom.
Where is this duplex located?
The property is located at 33511 Berville Ct Westland, MI.
What is the asking price?
The asking price for this property is $179,000.
What are key features of this property?
This property features: Two‑unit duplex at 33511 Berville Ct, Westland, MI 48186; Each unit has 2 bedrooms and 1 full bathroom; Separate kitchen, living space, and laundry area in each unit
