Historic Four-Unit
For Sale
$300,000
1-4-940 N Bridge St, Chippewa Falls, WI
Four-unit residential income property with period detailing, flexible tenancy, a detached garage, and creek and waterfall views.
Property Size3,655 SF
Lot Size1.80 Acres
Price / SF$82.08
Days on Market59
Property Features for 1-4-940 N Bridge St
General Information
Standard status
Active
Size
3,655 SF
Lot size
1.80 Acres
Property subtype
Residential Income
Units
Unit Mix
1 x 2BR/1.5BA, 3 x 1BR/1BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$5,386
Listing Agency:
General Property Management LLC
(715) 495-2279
Listed By:
Brooke Peterson
(715) 495-2279
Source:
Exprealty
Added: Jun 26
Changed: Aug 22
Last Checked: Aug 23 at 4:54AM
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 General Property Management LLC
Investment Insights
Based on property information with market context.
The 3,655-square-foot quadplex occupies 1.8 acres and is identified as the historic A.B. McDonell Mansion, built by Alexander B. McDonell. Interior details include hardwood flooring, decorative ceilings, stained and etched glass, extensive woodwork, and inlaid floor designs. The configuration includes one two-bedroom, 1.5-bath residence with a screened porch and three one-bedroom, one-bath residences, each with natural light and views toward Duncan Creek and Chippewa Falls.
All four units are leased month to month. The property also includes a detached three-car garage with rear storage and off-street parking accessed from Judith Street. A former drive from N Bridge Street retains its original stonework but is no longer in use. The property is near Irvine Park and downtown Chippewa Falls and is offered as-is.
All four units are leased month to month. The property also includes a detached three-car garage with rear storage and off-street parking accessed from Judith Street. A former drive from N Bridge Street retains its original stonework but is no longer in use. The property is near Irvine Park and downtown Chippewa Falls and is offered as-is.
Key Highlights
- Four‑unit property on 1.8 acres with 3,655 SF of building area
- Unit mix includes one 2bed/1.5bath residence and three 1bed/1bath residences
- Historic A.B. McDonell Mansion built by Alexander B. McDonell
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
$27,500
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
9.17%
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%
$550,000
$550.0K
Cap Rate 7%
$392,857
$392.9K
Cap Rate 9%
$305,556
$305.6K
Market Conditions
NOI Build-Up for 3,655 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
$52.6K $14.40/SF
− Vacancy
−$2.6K −$0.72/SF
EGI
$50.0K $13.68/SF
− OpEx
−$22.5K −$6.16/SF
NOI
$27.5K $7.52/SF
Area
Chippewa County, WI
Vacancy
5.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
45.00%
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%
$550,000
Cap Rate 7%
$392,857
Cap Rate 9%
$305,556
Alternative Uses
Best Use
Multifamily LT 5
$435.2K
$380.8K – $507.7K
NOI $30,464 @ 7.0% cap · market cap 10.15%
Second Best
Apartment 5plus
$392.9K
$343.8K – $458.3K
NOI $27,500 @ 7.0% cap · market cap 9.17%
Theoretical Best
Warehouse
$2.03M
$1.78M – $2.37M
NOI $142,039 @ 7.0% cap · market cap 47.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
737
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit residential income property with period detailing, flexible tenancy, a detached garage, and creek and waterfall views.
Where is this quadplex located?
The property is located at 1-4-940 N Bridge St Chippewa Falls, WI.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Four‑unit property on 1.8 acres with 3,655 SF of building area; Unit mix includes one 2bed/1.5bath residence and three 1bed/1bath residences; Historic A.B. McDonell Mansion built by Alexander B. McDonell
