Duplex with Finished
For Sale
$260,000
8971 N Brookshire Drive, Saginaw, MI 48609
RESIDENTIAL, Duplex, Saginaw, MI
Property Size2,304 SF
Price / SF$112.85
Days on Market10
Property Features for 8971 N Brookshire Drive
General Information
Property type
Residential
Property subtype
Duplex
Zoning description
Residential
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Basement, Laundry Room, Bedroom 2, Bedroom 1
Parking features
Garage
Patio and Porch features
Patio, Deck
Interior features
9 ft + Ceilings, Hardwood Floors, Walk-In Closet
Exterior features
Deck, Patio, Sidewalks
Fireplace
1
Appliances
Dishwasher
Subdivision
Valley Estates
Elementary school district
Swan Valley School District
Middle school district
Swan Valley School District
High school district
Swan Valley School District
Standard status
Active
APN
28-12-3-26-2516-000
Size
2,304 SF
Taxes and HOA fees
Tax Year
2025
HOA Fee
$425 Annually
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1996
Floors in Building
1
Architectural style
Other
Listing Agency:
Keller Williams Preferred · Keller Williams Realty
(989) 792-8200
Listed By:
Monique Gilbert · License #SBR-6506048015
(989) 475-2958
Added: Aug 25
Changed: Sep 2
Last Checked: Sep 3 at 11:06AM
MLS# 50219721
Copyright © 2026 Saginaw Board of Realtors MLS. 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.
Built in 1996, this 2,304-square-foot duplex includes two bedrooms, two bathrooms, a laundry room, and a finished basement with an egress window. The main level features an open arrangement with 9 ft + ceilings, hardwood floors, a primary suite with a private bath, and a walk-in closet. Fresh paint was completed in 2026 in the main living area.
Outdoor amenities include a large deck, patio, backyard, and sidewalks. The property also includes a garage, dishwasher, forced-air heating, central air, a fireplace, and public water service.
Outdoor amenities include a large deck, patio, backyard, and sidewalks. The property also includes a garage, dishwasher, forced-air heating, central air, a fireplace, and public water service.
Key Highlights
- 2,304‑square‑foot duplex built in 1996
- Finished basement includes an egress window
- Main‑level primary suite with private bath and walk‑in closet
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
$13,650
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
5.25%
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%
$273,000
$273.0K
Cap Rate 7%
$195,000
$195.0K
Cap Rate 9%
$151,667
$151.7K
Market Conditions
NOI Build-Up for 2,304 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
$21.0K $9.12/SF
− Vacancy
−$1.5K −$0.66/SF
EGI
$19.5K $8.46/SF
− OpEx
−$5.8K −$2.54/SF
NOI
$13.6K $5.92/SF
Area
Saginaw County, MI
Vacancy
7.20%
Lease Rate
$9.12 /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%
$273,000
Cap Rate 7%
$195,000
Cap Rate 9%
$151,667
Alternative Uses
Best Use
Multifamily LT 5
$195.0K
$170.6K – $227.5K
NOI $13,650 @ 7.0% cap · market cap 5.25%
Second Best
Apartment 5plus
$185.2K
$162.1K – $216.1K
NOI $12,965 @ 7.0% cap · market cap 4.99%
Theoretical Best
Specialty Retail
$425.7K
$372.5K – $496.6K
NOI $29,798 @ 7.0% cap · market cap 11.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
90
Businesses Nearby
Explore this area
Business Placement
Demographics for 48609, MI
12,082
Population
5,494
Households
2.2
Avg Household Size
50
Median Age
26%
College-Educated
93%
High-School Grad
44.8 sq mi
ZIP Area
270
Density / Sq Mi
$78,800
Median Household Income
$43,865
Median Earnings
$903
Median Rent
$166,400
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 - Duplex offering hardwood flooring, a main-level suite, outdoor living areas, and central air conditioning.
Where is this duplex located?
The property is located at 8971 N Brookshire Drive Saginaw, MI.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: 2,304‑square‑foot duplex built in 1996; Finished basement includes an egress window; Main‑level primary suite with private bath and walk‑in closet
