Side-by-Side Duplex with
For Sale
$299,900
1666 VICTORIA Court, Green Bay, WI 54302
Residential Income, GREEN BAY, WI
Property Size1,966 SF
Lot Size0.26 Acres
Price / SF$152.54
Days on Market27
Property Features for 1666 VICTORIA Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
2 Family/Duplex
Parking
2
Lot features
Cul-De-Sac
Elementary school district
Green Bay Area
Middle school district
Green Bay Area
High school district
Green Bay Area
Directions
East Mason to Heyrman to Mason Way to right on Victoria
Standard status
Active
APN
21-4745-01
Size
1,966 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4054
Utilities
Sewer type
Public Sewer
Heating system
Radiant
Water source
Public
Amenities
spacious backyard
Building Details
Year built
1989
Number of units
2
Building materials
Vinyl Siding
Listing Agency:
Shorewest, Realtors
(920) 593-4100
Listed By:
Craig A. Francois · License #91936003
(920) 593-4105
Added: Aug 13
Changed: Sep 7
Last Checked: Sep 8 at 3:06AM
MLS# 50330944
Copyright © 2026 Realtor Association of Northeast 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.
Built in 1989, this side-by-side bi-level duplex contains 1,966 square feet on a 0.26-acre lot. The property includes two 2-car attached garages, a spacious backyard, and appliances. Each side is described as having a 2-bedroom, 1-bath layout, with the units arranged in a nontraditional configuration.
The 1668 unit is vacant, while the 1666 unit is occupied by a tenant who has been in place for over 6 years. Located at the end of a cul-de-sac, the property is near bus lines and shopping. Additional features include vinyl siding, radiant heat, public water, and public sewer. Zoning is 2 Family/Duplex.
The 1668 unit is vacant, while the 1666 unit is occupied by a tenant who has been in place for over 6 years. Located at the end of a cul-de-sac, the property is near bus lines and shopping. Additional features include vinyl siding, radiant heat, public water, and public sewer. Zoning is 2 Family/Duplex.
Key Highlights
- Side‑by‑side bi‑level duplex with 1,966 square feet
- 0.26‑acre lot at the end of a cul‑de‑sac
- Two 2‑car attached garages, one for each side
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
$17,167
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
5.72%
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%
$343,340
$343.3K
Cap Rate 7%
$245,243
$245.2K
Cap Rate 9%
$190,744
$190.7K
Market Conditions
NOI Build-Up for 1,966 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
$26.0K $13.20/SF
− Vacancy
−$1.4K −$0.73/SF
EGI
$24.5K $12.47/SF
− OpEx
−$7.4K −$3.74/SF
NOI
$17.2K $8.73/SF
Area
Green Bay, WI
Vacancy
5.50%
Lease Rate
$13.20 /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%
$343,340
Cap Rate 7%
$245,243
Cap Rate 9%
$190,744
Alternative Uses
Best Use
Multifamily LT 5
$245.2K
$214.6K – $286.1K
NOI $17,167 @ 7.0% cap · market cap 5.72%
Second Best
Apartment 5plus
$228.4K
$199.9K – $266.5K
NOI $15,991 @ 7.0% cap · market cap 5.33%
Theoretical Best
Office A
$458.4K
$401.1K – $534.8K
NOI $32,085 @ 7.0% cap · market cap 10.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
478
Businesses Nearby
Explore this area
Business Placement
Demographics for 54302, WI
31,327
Population
13,390
Households
2.3
Avg Household Size
34
Median Age
19%
College-Educated
81%
High-School Grad
9.2 sq mi
ZIP Area
3,405
Density / Sq Mi
$55,772
Median Household Income
$37,257
Median Earnings
$881
Median Rent
$164,500
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 - Bi-level duplex with one vacant unit, one long-term occupant, appliances, and public utilities.
Where is this duplex located?
The property is located at 1666 VICTORIA Court Green Bay, WI.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Side‑by‑side bi‑level duplex with 1,966 square feet; 0.26‑acre lot at the end of a cul‑de‑sac; Two 2‑car attached garages, one for each side
