Updated Triplex Investment
For Sale
$349,900
40 Ahrens St, Mount Clemens, MI 48043
Well-maintained triplex with contemporary updates, currently at capacity.
Property Size2,134 SF
Lot Size0.18 Acres
Days on Market165
Property Features for 40 Ahrens St
General Information
Standard status
Active
Size
2,134 SF
Lot size
0.18 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$4,417
Building Details
Building Size
2,134 SF
Year Built
1940
Units
3
Listing Agency:
homecoin.com
(888) 400-2513
Listed By:
Jonathan Minerick · License #B.1003079.CORP
(888) 400-2513
Source:
Elliman
Added: Mar 11
Changed: Aug 12
Last Checked: Aug 21 at 10:23AM
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 homecoin.com
Investment Insights
Based on property information with market context.
This triplex presents a well-kept investment opportunity, currently at capacity. The property features contemporary updates and no known deferred maintenance. It comprises three units: one 3-bedroom, 1-bathroom unit; one 1-bedroom, 1-bathroom unit; and one 2-bedroom, 1-bathroom unit, totaling six bedrooms and three bathrooms. The units include higher-end finishes such as granite countertops, luxury vinyl plank flooring, soft-close kitchen cabinets, and hardwood floors. The property also features brand new high-efficiency furnaces. City rental inspections and certifications are in place for all units. Tenants are responsible for their own gas and electric utilities, while the owner is responsible for water.
Key Highlights
- Fully Occupied Triplex: Immediate income generation with all units currently rented.
- No Deferred Maintenance: Property is well‑maintained, reducing immediate repair costs.
- Updated Units: Contemporary finishes including granite countertops and luxury vinyl plank flooring.
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
$22,590
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
6.46%
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%
$451,800
$451.8K
Cap Rate 7%
$322,714
$322.7K
Cap Rate 9%
$251,000
$251.0K
Market Conditions
NOI Build-Up for 2,134 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
$34.6K $16.20/SF
− Vacancy
−$2.3K −$1.08/SF
EGI
$32.3K $15.12/SF
− OpEx
−$9.7K −$4.54/SF
NOI
$22.6K $10.59/SF
Area
Macomb County, MI
Vacancy
6.65%
Lease Rate
$16.20 /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%
$451,800
Cap Rate 7%
$322,714
Cap Rate 9%
$251,000
Alternative Uses
Best Use
Multifamily LT 5
$322.7K
$282.4K – $376.5K
NOI $22,590 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$286.3K
$250.5K – $334.0K
NOI $20,041 @ 7.0% cap · market cap 5.73%
Theoretical Best
Specialty Retail
$399.5K
$349.6K – $466.1K
NOI $27,966 @ 7.0% cap · market cap 7.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
745
Businesses Nearby
Explore this area
Business Placement
Demographics for 48043, MI
15,665
Population
7,059
Households
2.2
Avg Household Size
41
Median Age
18%
College-Educated
88%
High-School Grad
4.1 sq mi
ZIP Area
3,821
Density / Sq Mi
$57,315
Median Household Income
$37,683
Median Earnings
$896
Median Rent
$169,000
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?
Triplex - Well-maintained triplex with contemporary updates, currently at capacity.
Where is this triplex located?
The property is located at 40 Ahrens St Mount Clemens, MI.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Fully Occupied Triplex: Immediate income generation with all units currently rented.; No Deferred Maintenance: Property is well‑maintained, reducing immediate repair costs.; Updated Units: Contemporary finishes including granite countertops and luxury vinyl plank flooring.
