Side-by-Side Ranch
For Sale
$299,900
1108 Woodland Drive, Menasha, WI 54952
Two residential units offer matching layouts, private outdoor space, and attached garage access.
Property Size2,008 SF
Price / SF$149.35
Days on Market238
Property Features for 1108 Woodland Drive
General Information
Standard status
Active
Size
2,008 SF
Total Parking Spaces
2
Property subtype
Multifamily / Duplex (2 Unit)
Zoning
2 Family/Duplex
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,324
Amenities
private back deck
Forced Air
Natural Gas
2
Full
Poured Concrete
1 Story,2 side by side
Brick,Shake Siding
1st Floor Bedroom,1st Floor Full Bath
Building Details
Year Built
1976
Buildings
1
Construction
ranch duplex
Tenancy
Multi
Listing Agency:
Coldwell Banker Real Estate Group
Listed By:
Tiffany L Holtz · License #90-52424
(920) 415-0472
Source:
Compass
Added: Jan 9
Changed: Sep 2
Last Checked: Aug 30 at 5:18PM
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 Coldwell Banker Real Estate Group
Investment Insights
Based on property information with market context.
This 2,008-square-foot duplex contains two side-by-side, single-story ranch units. Each residence includes two bedrooms, one full bathroom, a first-floor bedroom and bath, an attached one-car garage, and a private rear deck. The building was constructed in 1976 with brick and shake siding, poured-concrete construction, forced-air heating, and natural gas service.
Both units are occupied under month-to-month leases. The property is zoned 2 Family/Duplex and is located at 1108 Woodland Drive in Menasha, Wisconsin. Showings require at least 24 hours’ notice for the 1110 side, while access to the 1108 unit is available after an accepted offer.
Both units are occupied under month-to-month leases. The property is zoned 2 Family/Duplex and is located at 1108 Woodland Drive in Menasha, Wisconsin. Showings require at least 24 hours’ notice for the 1110 side, while access to the 1108 unit is available after an accepted offer.
Key Highlights
- 2,008‑square‑foot side‑by‑side duplex
- Each unit has 2 bedrooms and 1 full bathroom
- Attached one‑car garage and private rear deck for each residence
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
$13,549
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
4.52%
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%
$270,980
$271.0K
Cap Rate 7%
$193,557
$193.6K
Cap Rate 9%
$150,544
$150.5K
Market Conditions
NOI Build-Up for 2,008 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
$20.5K $10.20/SF
− Vacancy
−$1.1K −$0.56/SF
EGI
$19.4K $9.64/SF
− OpEx
−$5.8K −$2.89/SF
NOI
$13.5K $6.75/SF
Area
Winnebago County, WI
Vacancy
5.50%
Lease Rate
$10.20 /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%
$270,980
Cap Rate 7%
$193,557
Cap Rate 9%
$150,544
Alternative Uses
Best Use
Multifamily LT 5
$193.6K
$169.4K – $225.8K
NOI $13,549 @ 7.0% cap · market cap 4.52%
Second Best
Apartment 5plus
$174.5K
$152.7K – $203.5K
NOI $12,212 @ 7.0% cap · market cap 4.07%
Theoretical Best
Office A
$433.4K
$379.2K – $505.6K
NOI $30,338 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
408
Businesses Nearby
Explore this area
Business Placement
Demographics for 54952, WI
27,216
Population
12,412
Households
2.2
Avg Household Size
39
Median Age
25%
College-Educated
93%
High-School Grad
28.1 sq mi
ZIP Area
969
Density / Sq Mi
$67,280
Median Household Income
$44,765
Median Earnings
$906
Median Rent
$190,000
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 - Two residential units offer matching layouts, private outdoor space, and attached garage access.
Where is this duplex located?
The property is located at 1108 Woodland Drive Menasha, 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: 2,008‑square‑foot side‑by‑side duplex; Each unit has 2 bedrooms and 1 full bathroom; Attached one‑car garage and private rear deck for each residence
