Five-Bedroom Duplex
For Sale
$169,900
8315 N Saginaw St, Mount Morris, MI 48458
Flexible two-level layout with separate three-bedroom and two-bedroom living areas on a large residential parcel.
Property Size1,672 SF
Lot Size1.20 Acres
Price / SF$101.61
Days on Market13
Property Features for 8315 N Saginaw St
General Information
Standard status
Active
Size
1,672 SF
Lot size
1.20 Acres
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR, 1 x 2BR
Multifamily Units
2
Building Details
Year Built
1935
Listing Agency:
REMAX Town & Country
Listed By:
Sue A Bully · License #6501132329
(810) 691-4370
Source:
Premiermichiganhomesearch
Added: Aug 30
Changed: Sep 8
Last Checked: Sep 9 at 9:03PM
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 REMAX Town & Country
Investment Insights
Based on property information with market context.
This duplex property at 8315 N Saginaw Street includes five bedrooms arranged across two living areas: a lower unit with three bedrooms and an upper unit with two. The configuration can also function as a single spacious home. The property extends across over 1.2 acres and includes a detached garage, storage shed, garden area, and fencing along two sides of the parcel.
The property is adjacent to Speedway and AutoZone, placing it alongside established commercial businesses. Its address is in Michigan ZIP Code 48458.
The property is adjacent to Speedway and AutoZone, placing it alongside established commercial businesses. Its address is in Michigan ZIP Code 48458.
Key Highlights
- Five‑bedroom layout with 3‑bedroom lower unit and 2‑bedroom upper unit
- Over 1.2 acres of land
- Detached garage, storage shed, and garden area
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
$14,361
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
8.45%
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%
$287,220
$287.2K
Cap Rate 7%
$205,157
$205.2K
Cap Rate 9%
$159,567
$159.6K
Market Conditions
NOI Build-Up for 1,672 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
$21.7K $12.96/SF
− Vacancy
−$1.2K −$0.69/SF
EGI
$20.5K $12.27/SF
− OpEx
−$6.2K −$3.68/SF
NOI
$14.4K $8.59/SF
Area
Genesee County, MI
Vacancy
5.32%
Lease Rate
$12.96 /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%
$287,220
Cap Rate 7%
$205,157
Cap Rate 9%
$159,567
Alternative Uses
Best Use
Multifamily LT 5
$205.2K
$179.5K – $239.4K
NOI $14,361 @ 7.0% cap · market cap 8.45%
Second Best
Apartment 5plus
$183.0K
$160.2K – $213.6K
NOI $12,813 @ 7.0% cap · market cap 7.54%
Theoretical Best
Office A
$351.8K
$307.9K – $410.5K
NOI $24,628 @ 7.0% cap · market cap 14.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
207
Businesses Nearby
Explore this area
Business Placement
Demographics for 48458, MI
19,699
Population
9,136
Households
2.2
Avg Household Size
39
Median Age
8%
College-Educated
87%
High-School Grad
35.7 sq mi
ZIP Area
552
Density / Sq Mi
$43,496
Median Household Income
$32,122
Median Earnings
$896
Median Rent
$87,100
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 - Flexible two-level layout with separate three-bedroom and two-bedroom living areas on a large residential parcel.
Where is this duplex located?
The property is located at 8315 N Saginaw St Mount Morris, MI.
What is the asking price?
The asking price for this property is $169,900.
What are key features of this property?
This property features: Five‑bedroom layout with 3‑bedroom lower unit and 2‑bedroom upper unit; Over 1.2 acres of land; Detached garage, storage shed, and garden area
