Assisted Living
For Sale
$599,000
1600 N Boundary Road, Cadott, WI 54727
ResidentialIncome, Cadott, WI
Property Size3,476 SF
Lot Size3.00 Acres
Price / SF$172.32
Days on Market184
Property Features for 1600 N Boundary Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Driveway
Patio and Porch features
Patio
Accessibility
Accessible Approach with Ramp
Elementary school district
Cadott Community
Middle school district
Cadott Community
High school district
Cadott Community
Directions
Hwy 27 North of Cadott, West on Hwy O, South on 250th St. to the corner of 250th(Boundary Rd) and 80th Ave
Standard status
Active
APN
22906303300020000
Size
3,476 SF
Lot size
3.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6444
Utilities
Sewer type
Septic Tank, Holding Tank
Heating system
Forced Air
Cooling system
Central Air
Water source
Well
Building Details
Year built
2008
Number of units
2
Building materials
VinylSiding
Listing Agency:
CB Brenizer/Eau Claire · Coldwell Banker Real Estate
(715) 835-4344
Listed By:
Shelley Finnessy · License #58027-90
(715) 829-5230
Added: Mar 3
Changed: Sep 2
Last Checked: Sep 3 at 12:06PM
MLS# 1598838
Copyright © 2026 REALTORS® Association of Northwestern Wisconsin. 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 3,476-square-foot duplex was built in 2008 and configured for assisted living use. The property includes two residential units, accessible approach features with a ramp, patios, driveway parking, vinyl siding, forced-air heating, and central air conditioning. The units have remained occupied by long-term tenants.
Located at 1600 N Boundary Road in Cadott, Wisconsin, the property sits on approximately 3 acres. Water service is provided by a well, while wastewater infrastructure includes a septic tank and holding tank. Tenants currently pay property taxes, insurance, fuel, and septic-pumping expenses in addition to rent, and they retain their own maintenance provider. Additional land is available, and the seller will complete a property survey before closing.
Located at 1600 N Boundary Road in Cadott, Wisconsin, the property sits on approximately 3 acres. Water service is provided by a well, while wastewater infrastructure includes a septic tank and holding tank. Tenants currently pay property taxes, insurance, fuel, and septic-pumping expenses in addition to rent, and they retain their own maintenance provider. Additional land is available, and the seller will complete a property survey before closing.
Key Highlights
- 3,476‑square‑foot duplex built in 2008
- Configured for assisted living use with accessible approach and ramp
- Approximately 3 acres at 1600 N Boundary Road, Cadott, WI 54727
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
$28,972
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
4.84%
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%
$579,440
$579.4K
Cap Rate 7%
$413,886
$413.9K
Cap Rate 9%
$321,911
$321.9K
Market Conditions
NOI Build-Up for 3,476 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
$43.8K $12.60/SF
− Vacancy
−$2.4K −$0.69/SF
EGI
$41.4K $11.91/SF
− OpEx
−$12.4K −$3.57/SF
NOI
$29.0K $8.33/SF
Area
Chippewa County, WI
Vacancy
5.50%
Lease Rate
$12.60 /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%
$579,440
Cap Rate 7%
$413,886
Cap Rate 9%
$321,911
Alternative Uses
Best Use
Multifamily LT 5
$413.9K
$362.2K – $482.9K
NOI $28,972 @ 7.0% cap · market cap 4.84%
Second Best
Apartment 5plus
$373.6K
$326.9K – $435.9K
NOI $26,153 @ 7.0% cap · market cap 4.37%
Theoretical Best
Warehouse
$1.93M
$1.69M – $2.25M
NOI $135,083 @ 7.0% cap · market cap 22.55%
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
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 54727, WI
5,228
Population
2,003
Households
2.6
Avg Household Size
41
Median Age
15%
College-Educated
92%
High-School Grad
143.2 sq mi
ZIP Area
37
Density / Sq Mi
$78,800
Median Household Income
$44,672
Median Earnings
$840
Median Rent
$209,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with accessible entry features and layouts configured for assisted living use.
Where is this duplex located?
The property is located at 1600 N Boundary Road Cadott, WI.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 3,476‑square‑foot duplex built in 2008; Configured for assisted living use with accessible approach and ramp; Approximately 3 acres at 1600 N Boundary Road, Cadott, WI 54727
