Upper/Lower Duplex for
For Sale
$175,000
1201 Crooks Avenue, Kaukauna, WI 54130
Two-unit upper/lower duplex with asbestos/asphalt exterior and electric heat in the upper unit.
Property Size1,422 SF
Price / SF$123.07
Days on Market137
Property Features for 1201 Crooks Avenue
General Information
Standard status
Active
Size
1,422 SF
Property subtype
Multifamily / Duplex (2 Unit)
Zoning
2 Family/Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,227
Amenities
2
Electric,Natural Gas
1
Full
Stone
1.5 Story,2 Up and Down
Other
Not Applicable
Building Details
Year Built
1908
Buildings
1
Listing Agency:
Lori Dibbs & Associates, LLC
Listed By:
Lori L Dibbs · License #90-51712
(920) 209-0863
Source:
Compass
Added: Apr 22
Changed: Aug 8
Last Checked: Jul 21 at 2:20PM
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 Lori Dibbs & Associates, LLC
Investment Insights
Based on property information with market context.
This upper/lower duplex offers two residential units, configured as a main upper unit and a separate lower unit. The upper unit includes electric heat, and the exterior features a durable asbestos/asphalt exterior.
The property is located at 1201 Crooks Avenue in Kaukauna, Wisconsin. Showing requests require 24-hour notice, and offers require a 48-hour response time.
All details provided are based on the information available in the public remarks.
The property is located at 1201 Crooks Avenue in Kaukauna, Wisconsin. Showing requests require 24-hour notice, and offers require a 48-hour response time.
All details provided are based on the information available in the public remarks.
Key Highlights
- Two‑unit upper/lower duplex with 1 upper BR and 1 lower unit
- 1908‑built duplex with full lower‑level building
- Upper unit includes electric heat
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
$10,837
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
6.19%
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%
$216,740
$216.7K
Cap Rate 7%
$154,814
$154.8K
Cap Rate 9%
$120,411
$120.4K
Market Conditions
NOI Build-Up for 1,422 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
$16.2K $11.40/SF
− Vacancy
−$729 −$0.51/SF
EGI
$15.5K $10.89/SF
− OpEx
−$4.6K −$3.27/SF
NOI
$10.8K $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%
$216,740
Cap Rate 7%
$154,814
Cap Rate 9%
$120,411
Alternative Uses
Best Use
Multifamily LT 5
$154.8K
$135.5K – $180.6K
NOI $10,837 @ 7.0% cap · market cap 6.19%
Second Best
Apartment 5plus
$144.9K
$126.8K – $169.1K
NOI $10,144 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$392.1K
$343.1K – $457.4K
NOI $27,445 @ 7.0% cap · market cap 15.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
359
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit upper/lower duplex with asbestos/asphalt exterior and electric heat in the upper unit.
Where is this duplex located?
The property is located at 1201 Crooks Avenue Kaukauna, WI.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Two‑unit upper/lower duplex with 1 upper BR and 1 lower unit; 1908‑built duplex with full lower‑level building; Upper unit includes electric heat
