Two-Unit Duplex with Updated
For Sale
$135,000
8033 JACKSON Avenue, Warren, MI 48089
Multifamily, 2 Story, Warren, MI
Property Size1,250 SF
Lot Size0.06 Acres
Price / SF$108
Days on Market137
Property Features for 8033 JACKSON Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Commercial
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 1, Basement
Subdivision
A J CHRISTES
Elementary school district
Van Dyke
Middle school district
Van Dyke
High school district
Van Dyke
Directions
Turn left onto East 9 Mile Road, then right onto Nagel Street. Finally, turn left onto Jackson Avenue, and the destination will be on your right.
Standard status
Active
APN
1334352020
Size
1,250 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Description
A J CHRISTE'S SUBDIVISION LOT 19 L21 P235
Tax Annual Amount
2030
Legal Description
A J CHRISTE'S SUBDIVISION LOT 19 L21 P235
Utilities
Heating system
Forced Air
Water source
Public
Building Details
Year built
1965
Floors in Building
2
Number of units
2
Building materials
Aluminum
Roof type
Asphalt
Architectural style
Bungalow
Listing Agency:
Keller Williams Realty-Great Lakes
(586) 541-4000
Listed By:
Kevin Mahone · License #MISPE-6501414475
(313) 969-7309
Added: Apr 6
Changed: Aug 20
Last Checked: Aug 20 at 11:06PM
MLS# 20261022363
Copyright © 2026 Realcomp Limited II. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-unit duplex contains 1,250 square feet within a 1965 bungalow-style building. Each residence includes two bedrooms and one full bathroom, with a basement serving the property. The upper unit is occupied, while the lower unit is vacant and ready for a new resident. Recent property improvements include a newer HVAC system and water heater. Aluminum construction, an asphalt roof, forced-air heating, and public water service are also provided.
The property sits on a 0.06-acre lot in Warren, Michigan, and carries Commercial zoning. Residents are responsible for their own utilities, with water expenses billed back. Snow removal is handled by the tenants, and lawn maintenance requirements are described as minimal. Shopping, dining, and major roadways are located nearby.
The property sits on a 0.06-acre lot in Warren, Michigan, and carries Commercial zoning. Residents are responsible for their own utilities, with water expenses billed back. Snow removal is handled by the tenants, and lawn maintenance requirements are described as minimal. Shopping, dining, and major roadways are located nearby.
Key Highlights
- Two‑unit duplex with 1,250 square feet
- Each unit offers 2 bedrooms and 1 full bathroom
- Upper unit occupied; lower unit vacant and ready for occupancy
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
$12,272
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
9.09%
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%
$245,440
$245.4K
Cap Rate 7%
$175,314
$175.3K
Cap Rate 9%
$136,356
$136.4K
Market Conditions
NOI Build-Up for 1,250 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
$18.8K $15.00/SF
− Vacancy
−$1.2K −$0.98/SF
EGI
$17.5K $14.03/SF
− OpEx
−$5.3K −$4.21/SF
NOI
$12.3K $9.82/SF
Area
Warren, MI
Vacancy
6.50%
Lease Rate
$15.00 /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%
$245,440
Cap Rate 7%
$175,314
Cap Rate 9%
$136,356
Alternative Uses
Best Use
Multifamily LT 5
$175.3K
$153.4K – $204.5K
NOI $12,272 @ 7.0% cap · market cap 9.09%
Second Best
Apartment 5plus
$163.2K
$142.8K – $190.4K
NOI $11,424 @ 7.0% cap · market cap 8.46%
Theoretical Best
Office A
$275.8K
$241.3K – $321.7K
NOI $19,303 @ 7.0% cap · market cap 14.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Location Intelligence
Trade Area within ½ mile
463
Businesses Nearby
Explore this area
Business Placement
Demographics for 48089, MI
32,012
Population
13,597
Households
2.4
Avg Household Size
35
Median Age
11%
College-Educated
83%
High-School Grad
8.0 sq mi
ZIP Area
4,002
Density / Sq Mi
$53,076
Median Household Income
$35,786
Median Earnings
$1,187
Median Rent
$117,300
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 - Commercial-zoned duplex with one occupied unit and a separate lower unit available for occupancy.
Where is this duplex located?
The property is located at 8033 JACKSON Avenue Warren, MI.
What is the asking price?
The asking price for this property is $135,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,250 square feet; Each unit offers 2 bedrooms and 1 full bathroom; Upper unit occupied; lower unit vacant and ready for occupancy
