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    Niles Duplex: Investment Opportunity Title is generated by Realmo AI

    527 Howard St., Niles, MI 49120

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    Claim this Listing
    For Sale
    $149,000

    MULTI_FAMILY - Niles, MI

    Lot size:
    0.22 Acres
    Added:
    Apr 2, 2026
    Days on Market:
    43
    Last Refresh:
    May 14 at 7:06 pm

    Property Features for 527 Howard St.

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    4
    Rooms
    Basement, Bedroom 1, Bathroom 1, Bedroom 2, Bedroom 4, Bedroom 3, Bathroom 2
    Parking
    2
    Parking features
    Driveway
    Basement
    Full
    Standard status
    Active
    APN
    72-3050-0099-00-0
    Lot size
    0.22 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    Per Title
    Tax Annual Amount
    1372

    Utilities

    Utilities
    Natural Gas Available
    Sewer type
    Public Sewer
    Heating system
    Forced Air

    Building Details

    Year built
    1926
    Number of units
    2
    Building materials
    Vinyl Siding

    We can help!

    Listing Contact
    Lane Moser
    Lane Moser

    Listing agent Lane Moser

    Listing office Ellsbury Group 505 Pleasant St Suite 302B, Buchanan, MI

    Listing date Apr 2, 2026

    MLS# 26013222 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

    • Newly installed roof reduces immediate maintenance concerns.
    • Duplex offers income‑generating potential.
    • Vacant units provide immediate flexibility.
    • Located in an accessible area of Niles with steady rental demand.
    • Functional layouts in each unit offer separate living spaces.
    • Recent improvements enhance usability while allowing for future value‑add opportunities.

    Overview

    Located in Niles, this duplex presents an opportunity for investors and owner-occupants. The property has a history of cash flow and has been updated with a newly installed roof. Each unit offers separate living space with functional layouts, suitable for generating rental income or for an owner-occupant to live in one unit while renting the other. The property is currently vacant, allowing a new owner the flexibility to set market rents, place their own tenants, or move in. Recent improvements have enhanced the overall usability of the property, while still leaving room for a new owner to add value over time. Situated in an accessible area of Niles with steady rental demand, this is an income-producing opportunity with long-term upside. The lot size is 0.22 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    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
    Niles
    County
    Berrien
    State
    Michigan
    Longitude
    -86.252706
    Latitude
    41.833887

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    FAQs

    What type of property is this?
    Duplex - Well-located Niles duplex, updated, ideal for investors or owner-occupants.
    Where is this duplex located?
    The property is located at 527 Howard St. Niles, MI.
    What is the asking price?
    The asking price for this property is $149,000.
    What are key features of this property?
    This property features: Newly installed roof reduces immediate maintenance concerns.; Duplex offers income‑generating potential.; Vacant units provide immediate flexibility.
    (260) 615-9248
    We can help!
    Listing Contact
    Lane Moser
    Lane Moser
    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.

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