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    Ann Arbor Condo Income Property Title is generated by Realmo AI

    450-462 W Stadium Boulevard, Ann Arbor, MI 48103

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    For Sale
    $4,150,000

    MULTI_FAMILY - Ann Arbor, MI

    Lot size:
    0.07 Acres
    Added:
    Feb 25, 2026
    Days on Market:
    86
    Last Refresh:
    May 22 at 3:06 pm

    Property Features for 450-462 W Stadium Boulevard

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    16
    Rooms
    Bedroom 7, Bathroom 17, Bathroom 19, Bathroom 20, Bedroom 2, Bedroom 1, Bathroom 1, Bedroom 13, Bathroom 3, Bathroom 24, Bathroom 14, Bedroom 14, Bathroom 7, Bedroom 8, Bathroom 10, Bathroom 8, Bathroom 6, Bedroom 3, Bathroom 9, Bathroom 16, Bathroom 18, Bedroom 6, Bathroom 12, Bathroom 22, Bathroom 21, Bedroom 5, Bathroom 4, Bathroom 5, Bathroom 11, Bedroom 11, Bedroom 9, Bathroom 15, Bedroom 4, Bathroom 23, Bedroom 12, Bedroom 15, Bedroom 16, Bathroom 2, Bedroom 10, Bathroom 13, Bathroom 25, Bathroom 26
    Parking
    20
    Parking features
    Driveway
    Standard status
    Active
    APN
    09-09-32-224-046
    Lot size
    0.07 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    UNIT A STADIUM VIEW WEST CONDOMINIUM SPLIT ON 08/29/2013 INTO 09-09-32-224-041, 09-09-32-224-042; SPLIT/COMBINED ON 02/12/2019 FROM 09-09-32-224-042;
    Tax Annual Amount
    190206

    Utilities

    Utilities
    Cable Available
    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    2017
    Number of units
    4
    Building materials
    Brick, Stone
    Roof type
    Rubber

    We can help!

    Listing Contact
    Jonathon Keller

    Listing agent Jonathon Keller

    Listing office J Keller Properties, LLC 2435 S Main St., Ann Arbor, MI

    Listing date Feb 25, 2026

    MLS# 26006846 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

    • Prime location: Only 200 yards from The Big House.
    • Income property: Four separate units for rental income.
    • Each unit has four en suite bedrooms.
    • Five garage parking spaces per unit.
    • Rooftop balcony in each unit.
    • Third‑floor wet bar and balcony, perfect for entertaining.

    Overview

    This four-unit condo/income property is located approximately 200 yards from The Big House. Each unit includes four en suite bedrooms and three floors of living space. A rooftop balcony and five garage parking spaces are included. Within each unit, the entry level and the second level each feature two bedrooms with full bathrooms and kitchenettes, an oversized living room, and a kitchen. The third floor of each unit has a half bath, walk out balcony, and wet bar. A spiral staircase provides access to all three floors from the parking garage. The property is located in Ann Arbor, Michigan.
    Property Profile Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Ann Arbor
    County
    Washtenaw
    State
    Michigan
    Longitude
    -83.752587
    Latitude
    42.264467

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    FAQs

    What type of property is this?
    Quadplex - Four-unit condo near The Big House with en-suite bedrooms.
    Where is this quadplex located?
    The property is located at 450-462 W Stadium Boulevard Ann Arbor, MI.
    What is the asking price?
    The asking price for this property is $4,150,000.
    What are key features of this property?
    This property features: Prime location: Only 200 yards from The Big House.; Income property: Four separate units for rental income.; Each unit has four en suite bedrooms.
    (734) 323-1072
    We can help!
    Listing Contact
    Jonathon Keller
    Request Owner's contact information
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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.

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