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    Spacious Duplex in Breitung Township Title is generated by Realmo AI

    634 E Breitung Avenue, Kingsford, MI 49802

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    Claim this Listing
    For Sale
    $399,900

    DUPLEX - Conventional - Kingsford, MI

    Property size:
    3,962 SF
    Lot size:
    0.44 Acres
    Price / SF:
    $100/SF
    Added:
    Apr 29, 2026
    Days on Market:
    24
    Last Refresh:
    May 22 at 7:06 am

    Property Features for 634 E Breitung Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    4
    Bathrooms
    4
    Rooms
    Bedroom 2, Bedroom 4, Bedroom 1, Family Room, Bathroom 1, Bathroom 3, Bedroom 3, Basement, Bathroom 2, Bathroom 4
    Parking features
    Garage, Driveway
    Patio and Porch features
    Deck, Porch, Patio
    Interior features
    Cathedral/Vaulted Ceiling, Walk-In Closet
    Exterior features
    Deck, Patio, Porch, Sidewalks
    Fireplace
    1
    Appliances
    Dishwasher, Dryer, Microwave, Range/Oven, Refrigerator, Washer
    Standard status
    Active
    Size
    3,962 SF
    Lot size
    0.44 Acres

    Taxes and HOA fees

    Tax Year
    2025

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    2022
    Floors in Building
    1
    Architectural style
    Conventional

    We can help!

    Listing Contact
    CARRIE TORETTA-PARTELLO

    Listing agent CARRIE TORETTA-PARTELLO License #6501298751

    Listing office COLDWELL BANKER REAL ESTATE GROUP 217 E Hughitt Street, Pembine, MI

    Listing date Apr 29, 2026

    MLS# 50205850 Listing URL

    Copyright © 2026 Upper Peninsula Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Flexible living options: Currently a duplex, ideal for multi‑generational living, rental income, or conversion to a single‑family home.
    • Modern construction: Second half of the home built in 2022.
    • Ample parking: Includes a garage and driveway.
    • Desirable location: Situated in Breitung township with lower taxes, close to town amenities.
    • Spacious interior: Features a large, open kitchen, multiple bedrooms and bathrooms, and generous square footage.
    • Attractive exterior: Maintenance‑free exterior with extensive landscaping and a deck, patio, and porch.

    Overview

    This spacious and well-maintained home is located in Breitung Township. The property offers flexibility for multi-generational living, rental income, or conversion into a large single-residential home. Currently set up as a duplex, the original part of the home was built in 1924, with the second half built in 2022. Each living space offers comfort, privacy, and room to spread out. It can also be converted back into one expansive residential home. The interior features bright and inviting living spaces, a large open kitchen, ample cabinetry and counter space, and multiple comfortable bedrooms and bathrooms. The home includes flooring, spacious gathering areas, and a wood-burning fireplace. There is ample garage space for parking. The exterior features low-maintenance landscaping. The property is located close to town amenities and offers lower township taxes. The lot size is 0.44 acres and the property size is 3962 square feet.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $293.9K
    NOI $26,450 @ 9.00% cap · cautious / downside scenario
    Moderate
    $377.9K
    NOI $26,450 @ 7.00% cap · market / base-case scenario
    Aggressive
    $529.0K
    NOI $26,450 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $40.4k $10.20
    − Vacancy −$2.6k −$0.66
    EGI $37.8k $9.54
    − OpEx −$11.3k −$2.86
    NOI $26.4k $6.68
    3,962 SF · lease $10.20/SF/yr · vacancy 6.50% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $377.9K
    $330.6K – $440.8K (±1% cap)
    NOI $26,450 @ 7.0% cap · market cap 6.61%
    Second Best
    Apartment 5plus
    $351.9K
    $307.9K – $410.6K (±1% cap)
    NOI $24,633 @ 7.0% cap · market cap 6.16%
    Theoretical Best
    Office A
    $763.9K
    $668.4K – $891.2K (±1% cap)
    NOI $53,470 @ 7.0% cap · market cap 13.37%
    Zoning and permitted uses should be independently verified with local authorities.
    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 Nail Salon Gym & Fitness Center Building Supply Skin Care Clinic Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Kingsford
    County
    Dickinson
    State
    Michigan
    Longitude
    -88.059734
    Latitude
    45.797052

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    FAQs

    What type of property is this?
    Duplex - Well-maintained duplex with flexible living options and desirable location.
    Where is this duplex located?
    The property is located at 634 E Breitung Avenue Kingsford, MI.
    What is the asking price?
    The asking price for this property is $399,900.
    What are key features of this property?
    This property features: Flexible living options: Currently a duplex, ideal for multi‑generational living, rental income, or conversion to a single‑family home.; Modern construction: Second half of the home built in 2022.; Ample parking: Includes a garage and driveway.
    (906) 396-4985
    We can help!
    Listing Contact
    CARRIE TORETTA-PARTELLO
    Real Estate License ID: 6501298751
    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.

    More about this property
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