ARV: $500k–$570k at 7–8 cap

Here’s a bullet-point analysis of the benefits of this deal at a starting at $200,000

🏠 Flexible Exit Strategies
Fix & Flip (SFH): Renovate to market standard, resell around $385k–$395k.
Buy & Hold (Duplex): Convert to 2/1 + 3/1 units, stabilized value $500k–$570k at 7–8 cap.



📈 Strong Income Potential
Duplex rents: $1,900 (2/1) + $3,200 (3/1) = $5,100/month = $61,200 annual gross rent.
Even after 35% OPEX, projected NOI ≈ $39,780/year.
Cash-on-cash upside: ~$40k NOI against a $200k acquisition = ~20%+ unlevered return before rehab.



🏡 Prime Historic Village Location
Located in Vincentown Historic District, known for strong sense of community, parades, and small-town charm.
Walking distance to library, schools, and shops — highly desirable for both renters and end-buyers.
Historic appeal drives resale interest and justifies premium rents.



🔨 Value-Add Play
Mixed Use Potential: Residential upstairs / Commercial business or office downstairs
Former funeral home footprint gives ample flexibility for duplex conversion or adaptive reuse.
Large structure allows efficient unit layout with minimal structural expansion.
Historic tax credits or township incentives may be available for preservation-friendly renovations.



🚀 Investor Appeal
Works for multiple buyer pools: flippers, landlords, developers.
Rental comps prove high demand for both 2BR ($1.9k) and 3BR ($3.2k) units locally.
At stabilized NOI, the duplex conversion supports commercial-level valuations ($500k+)—huge margin vs. entry.



👉 At $200k entry, this is a rare low-basis, high-flexibility deal that can work as a quick flip or long-term cash-flowing hold.



📍All buyers must conduct their own due diligence with the township to verify zoning, potential conversions, and permitted uses.📍

Starting Bid: $200,000