Updated Duplex with Full
For Sale
$359,900
1107-1111 12th Street, Reedsburg, WI 53959
Two residential units include individual garages, basement flexibility, and tenant-paid utilities and water.
Property Size2,372 SF
Price / SF$151.73
Days on Market198
Property Features for 1107-1111 12th Street
General Information
Standard status
Active
Size
2,372 SF
Total Parking Spaces
2
Property subtype
Multi Family / Duplex-side by side
Zoning
Res
Units
Multifamily Units
2
Parking per Unit
1
Taxes and HOA fees
Annual Taxes
$4,759
Amenities
backyard
fenced yard
Full, Full size windows/Exposed, Partially finished, Sump pump
Natural Gas
Forced air
Seller and Tenants Personal Property
Refrigerator, Dishwasher, Oven/Range, Microwave, Washer, Dryer
2
Aluminum/Steel
Building Details
Year Built
1978
Buildings
1
Units
2
Listing Agency:
First Weber Inc
(608) 434-1080
Listed By:
Chelsey Steele · License #79519-94
(608) 434-1080
Source:
Compass
Added: Feb 13
Changed: Aug 30
Last Checked: Aug 30 at 3:37AM
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 First Weber Inc
Investment Insights
Based on property information with market context.
This two-unit residential property provides 2372 square feet of living space, with each unit offering a one-car drywalled garage and a full basement. Basement areas include exposed full-size windows, sump pumps, and partially finished space suitable for storage or additional use. Interior features include LVP flooring, A/C, forced-air heat, natural gas service, and kitchen and laundry appliances. The property was built in 1978 and carries Res zoning.
Located at 1107-1111 12th Street in Reedsburg, the duplex is near schools, soccer fields, and the sports complex. The site includes a level backyard, with fencing on one side. Tenants are responsible for their own utilities and water. One unit is expected to become available on April 1st, providing an opportunity for owner occupancy or re-leasing.
Located at 1107-1111 12th Street in Reedsburg, the duplex is near schools, soccer fields, and the sports complex. The site includes a level backyard, with fencing on one side. Tenants are responsible for their own utilities and water. One unit is expected to become available on April 1st, providing an opportunity for owner occupancy or re-leasing.
Key Highlights
- Duplex with 2 residential units and 2372 square feet
- Each unit includes a 1‑car drywalled garage
- Full basements with exposed full‑size windows and sump pumps
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
$21,653
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
6.02%
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%
$433,060
$433.1K
Cap Rate 7%
$309,329
$309.3K
Cap Rate 9%
$240,589
$240.6K
Market Conditions
NOI Build-Up for 2,372 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
$32.7K $13.80/SF
− Vacancy
−$1.8K −$0.76/SF
EGI
$30.9K $13.04/SF
− OpEx
−$9.3K −$3.91/SF
NOI
$21.7K $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%
$433,060
Cap Rate 7%
$309,329
Cap Rate 9%
$240,589
Alternative Uses
Best Use
Multifamily LT 5
$309.3K
$270.7K – $360.9K
NOI $21,653 @ 7.0% cap · market cap 6.02%
Second Best
Apartment 5plus
$280.5K
$245.4K – $327.2K
NOI $19,632 @ 7.0% cap · market cap 5.45%
Theoretical Best
Office A
$480.1K
$420.1K – $560.2K
NOI $33,610 @ 7.0% cap · market cap 9.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
271
Businesses Nearby
Explore this area
Business Placement
Demographics for 53959, WI
14,298
Population
5,930
Households
2.4
Avg Household Size
41
Median Age
25%
College-Educated
94%
High-School Grad
111.6 sq mi
ZIP Area
128
Density / Sq Mi
$76,313
Median Household Income
$41,886
Median Earnings
$954
Median Rent
$240,500
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 residential units include individual garages, basement flexibility, and tenant-paid utilities and water.
Where is this duplex located?
The property is located at 1107-1111 12th Street Reedsburg, WI.
What is the asking price?
The asking price for this property is $359,900.
What are key features of this property?
This property features: Duplex with 2 residential units and 2372 square feet; Each unit includes a 1‑car drywalled garage; Full basements with exposed full‑size windows and sump pumps
