Upper-Lower Duplex with Separate
For Sale
$229,900
1017 N WEBSTER Avenue, Green Bay, WI 54302
Well-maintained upper and lower duplex with separate entrances, off-street parking, and tenant-paid utilities.
Property Size1,596 SF
Price / SF$144.05
Days on Market76
Property Features for 1017 N WEBSTER Avenue
General Information
Standard status
Active
Size
1,596 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$2,307
Building Details
Building Size
1,596 SF
Year Built
1928
Listing Agency:
Ruesch Realty
(715) 536-9444
Listed By:
Logan M. Rainville · License #91-939018
(715) 536-9444
Source:
C21ace
Added: Jun 16
Changed: Aug 17
Last Checked: Aug 29 at 1:41PM
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 Ruesch Realty
Investment Insights
Based on property information with market context.
This well-maintained upper/lower duplex offers two separate living units with individual entries. The lower unit is a 3 bed/1 bath layout, and the upper unit is a 2 bed/1 bath layout. Tenants pay all utilities. The property also includes ample off-street parking and a two-stall separated garage, helping support everyday convenience for residents.
The duplex totals 1,596 SF and was built in 1928. Separate entrances for each unit can simplify resident move-in and day-to-day access.
Seller improvements are available, along with photos from previous vacancies in additional documents.
The duplex totals 1,596 SF and was built in 1928. Separate entrances for each unit can simplify resident move-in and day-to-day access.
Seller improvements are available, along with photos from previous vacancies in additional documents.
Key Highlights
- Lower unit: 3 bed / 1 bath; upper unit: 2 bed / 1 bath
- Separate entrances for each unit
- Tenants pay all utilities
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
$13,936
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
6.06%
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%
$278,720
$278.7K
Cap Rate 7%
$199,086
$199.1K
Cap Rate 9%
$154,844
$154.8K
Market Conditions
NOI Build-Up for 1,596 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
$21.1K $13.20/SF
− Vacancy
−$1.2K −$0.73/SF
EGI
$19.9K $12.47/SF
− OpEx
−$6.0K −$3.74/SF
NOI
$13.9K $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%
$278,720
Cap Rate 7%
$199,086
Cap Rate 9%
$154,844
Alternative Uses
Best Use
Multifamily LT 5
$199.1K
$174.2K – $232.3K
NOI $13,936 @ 7.0% cap · market cap 6.06%
Second Best
Apartment 5plus
$185.5K
$162.3K – $216.4K
NOI $12,982 @ 7.0% cap · market cap 5.65%
Theoretical Best
Office A
$372.1K
$325.6K – $434.1K
NOI $26,047 @ 7.0% cap · market cap 11.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
482
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 - Well-maintained upper and lower duplex with separate entrances, off-street parking, and tenant-paid utilities.
Where is this duplex located?
The property is located at 1017 N WEBSTER Avenue Green Bay, WI.
What is the asking price?
The asking price for this property is $229,900.
What are key features of this property?
This property features: Lower unit: 3 bed / 1 bath; upper unit: 2 bed / 1 bath; Separate entrances for each unit; Tenants pay all utilities
