Upper-Lower Duplex with Attached
For Sale
$225,000
118 West 6th Street, Kaukauna, WI 54130
Two-level duplex with refreshed lower-unit finishes, a three-season porch, and additional outdoor parking.
Property Size2,088 SF
Price / SF$107.76
Days on Market412
Property Features for 118 West 6th Street
General Information
Standard status
Active
Size
2,088 SF
Property subtype
Multifamily / Duplex (2 Unit)
Zoning
2 Family/Duplex
Taxes and HOA fees
Annual Taxes
$3,390
Amenities
Forced Air
2
Natural Gas
1
Full
Block
1.5 Story,2 Up and Down
Stucco,Vinyl Siding
1st Floor Bedroom,1st Floor Full Bath
Building Details
Year Built
1884
Buildings
1
Listing Agency:
LPT Realty
(920) 810-5151
Listed By:
Jenny M Landro · License #94-59089
(920) 810-5151
Source:
Compass
Added: Jul 15, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:20AM
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 LPT Realty
Investment Insights
Based on property information with market context.
Built in 1884, this 2,088-square-foot duplex is arranged with one residence above the other and carries 2 Family/Duplex zoning. The lower unit has been updated with newer cabinetry, countertops, flooring, appliances, carpeting, and several newer windows. Its open living area includes a floor-to-ceiling stone wood-burning fireplace, while a three-season porch adds enclosed outdoor space with large windows.
The property includes a two-car attached garage and additional outdoor parking. Mechanical updates include a furnace and AC installed in 2009 and a water heater replaced in 2010. Exterior materials include stucco and vinyl siding over a block foundation, and the 1.5-story configuration includes a first-floor bedroom and full bath.
The property includes a two-car attached garage and additional outdoor parking. Mechanical updates include a furnace and AC installed in 2009 and a water heater replaced in 2010. Exterior materials include stucco and vinyl siding over a block foundation, and the 1.5-story configuration includes a first-floor bedroom and full bath.
Key Highlights
- 2,088‑square‑foot duplex with upper and lower residences
- 2 Family/Duplex zoning
- Lower unit updated with cabinets, countertops, flooring, appliances, carpeting, and newer windows
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
$15,912
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
7.07%
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%
$318,240
$318.2K
Cap Rate 7%
$227,314
$227.3K
Cap Rate 9%
$176,800
$176.8K
Market Conditions
NOI Build-Up for 2,088 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
$23.8K $11.40/SF
− Vacancy
−$1.1K −$0.51/SF
EGI
$22.7K $10.89/SF
− OpEx
−$6.8K −$3.27/SF
NOI
$15.9K $7.62/SF
Area
Outagamie County, WI
Vacancy
4.50%
Lease Rate
$11.40 /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%
$318,240
Cap Rate 7%
$227,314
Cap Rate 9%
$176,800
Alternative Uses
Best Use
Multifamily LT 5
$227.3K
$198.9K – $265.2K
NOI $15,912 @ 7.0% cap · market cap 7.07%
Second Best
Apartment 5plus
$212.8K
$186.2K – $248.2K
NOI $14,894 @ 7.0% cap · market cap 6.62%
Theoretical Best
Office A
$575.7K
$503.7K – $671.6K
NOI $40,298 @ 7.0% cap · market cap 17.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
459
Businesses Nearby
Explore this area
Business Placement
Demographics for 54130, WI
27,473
Population
11,507
Households
2.4
Avg Household Size
39
Median Age
27%
College-Educated
95%
High-School Grad
78.0 sq mi
ZIP Area
352
Density / Sq Mi
$86,364
Median Household Income
$50,128
Median Earnings
$969
Median Rent
$242,300
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-level duplex with refreshed lower-unit finishes, a three-season porch, and additional outdoor parking.
Where is this duplex located?
The property is located at 118 West 6th Street Kaukauna, WI.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 2,088‑square‑foot duplex with upper and lower residences; 2 Family/Duplex zoning; Lower unit updated with cabinets, countertops, flooring, appliances, carpeting, and newer windows
