Affordable Duplex with
For Sale
$198,000
107 South Street, La Valle, WI 53941
Duplex home with separate utilities, main-level deck, walk-out basement storage, and a one-car garage, sold as-is.
Property Size1,904 SF
Price / SF$103.99
Days on Market57
Property Features for 107 South Street
General Information
Standard status
Active
Size
1,904 SF
Total Parking Spaces
1
Property subtype
Multi Family / 2 story
Zoning
R
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,316
Amenities
hardwood floors
laundry room
deck
backyard
water feature
walk-out basement
garage
trail access
Full, Walkout to yard, Block foundation, Other foundation, Unfinished
Natural Gas
Forced air
Personal Property, Water Softener-Rented Ask for the list of items that are not included
All Appliances, Window Coverings, Some Furniture & Furnishings
1
2
Vinyl
Building Details
Year Built
1900
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
RE/MAX Preferred
Listed By:
Julie Alibrando · License #48539-90
(608) 985-8484
Source:
Compass
Added: Jul 11
Changed: Aug 8
Last Checked: Jul 23 at 7:32AM
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 RE/MAX Preferred
Investment Insights
Based on property information with market context.
This duplex offers separate utilities and two self-contained living areas, with the main level featuring hardwood floors, a kitchen that opens to a formal dining room, a spacious living room, a laundry room, and access to a deck overlooking the backyard. The upper apartment includes a kitchen, combination living/dining area, bedroom, full bath, and a utility room. An interior staircase is present, providing a straightforward path back toward a single-family layout if desired. A full walk-out basement provides substantial storage, and a one-car garage adds practical convenience.
The property adjoins the 400 Trail. It is being sold as-is.
Additional property notes include access to a deck from the main level and a basement level configured for storage with walk-out functionality.
The property adjoins the 400 Trail. It is being sold as-is.
Additional property notes include access to a deck from the main level and a basement level configured for storage with walk-out functionality.
Key Highlights
- Duplex home with separate utilities
- Main‑level deck overlooks the backyard; exterior is vinyl
- Full walk‑out basement with unfinished area for additional storage
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
$17,381
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
8.78%
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%
$347,620
$347.6K
Cap Rate 7%
$248,300
$248.3K
Cap Rate 9%
$193,122
$193.1K
Market Conditions
NOI Build-Up for 1,904 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
$26.3K $13.80/SF
− Vacancy
−$1.4K −$0.76/SF
EGI
$24.8K $13.04/SF
− OpEx
−$7.4K −$3.91/SF
NOI
$17.4K $9.13/SF
Area
Sauk County, WI
Vacancy
5.50%
Lease Rate
$13.80 /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%
$347,620
Cap Rate 7%
$248,300
Cap Rate 9%
$193,122
Alternative Uses
Best Use
Multifamily LT 5
$248.3K
$217.3K – $289.7K
NOI $17,381 @ 7.0% cap · market cap 8.78%
Second Best
Apartment 5plus
$225.1K
$197.0K – $262.6K
NOI $15,758 @ 7.0% cap · market cap 7.96%
Theoretical Best
Office A
$385.4K
$337.2K – $449.7K
NOI $26,979 @ 7.0% cap · market cap 13.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
65
Businesses Nearby
Explore this area
Business Placement
Demographics for 53941, WI
3,044
Population
1,837
Households
1.7
Avg Household Size
44
Median Age
26%
College-Educated
91%
High-School Grad
68.7 sq mi
ZIP Area
44
Density / Sq Mi
$80,518
Median Household Income
$40,533
Median Earnings
$794
Median Rent
$252,500
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 - Duplex home with separate utilities, main-level deck, walk-out basement storage, and a one-car garage, sold as-is.
Where is this duplex located?
The property is located at 107 South Street La Valle, WI.
What is the asking price?
The asking price for this property is $198,000.
What are key features of this property?
This property features: Duplex home with separate utilities; Main‑level deck overlooks the backyard; exterior is vinyl; Full walk‑out basement with unfinished area for additional storage
