Upper-Lower Duplex with Separate
For Sale
$279,900
1207 South Broadway, Green Bay, WI 54304
Two-story residential income property with driveway parking, a low-maintenance yard, and one vacant unit.
Property Size2,076 SF
Price / SF$134.83
Days on Market193
Property Features for 1207 South Broadway
General Information
Standard status
Active
Size
2,076 SF
Property subtype
Multifamily / Duplex (2 Unit)
Zoning
2 Family/Duplex
Taxes and HOA fees
Annual Taxes
$3,621
Amenities
Forced Air
2
Electric,Natural Gas
Full
Poured Concrete
2 Story,2 Up and Down
Vinyl Siding
1st Floor Bedroom,1st Floor Full Bath
Building Details
Year Built
1900
Buildings
1
Listing Agency:
First Weber, Inc.
(920) 562-1072
Listed By:
Nikol M Waters · License #94-90890
(920) 562-1072
Source:
Compass
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 11:15AM
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 upper-and-lower duplex contains 2,076 square feet within a two-story configuration. The property has vinyl siding, poured-concrete construction, forced-air heating, and separate utility service for each unit. A first-floor bedroom and full bathroom add practical functionality to the lower level, which is currently vacant and available for showings. The upper unit is tenant occupied and requires 48-hour notice for access.
Located at 1207 South Broadway in Green Bay, the property is zoned 2 Family/Duplex. Exterior features include a large driveway with parking and a low-maintenance yard. The building was constructed in 1900 and offers an upper/lower layout suited to continued residential rental use or owner occupancy of one unit.
Located at 1207 South Broadway in Green Bay, the property is zoned 2 Family/Duplex. Exterior features include a large driveway with parking and a low-maintenance yard. The building was constructed in 1900 and offers an upper/lower layout suited to continued residential rental use or owner occupancy of one unit.
Key Highlights
- 2,076‑square‑foot upper/lower duplex
- Zoned 2 Family/Duplex
- Separate utilities serve each unit
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
$18,127
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
6.48%
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%
$362,540
$362.5K
Cap Rate 7%
$258,957
$259.0K
Cap Rate 9%
$201,411
$201.4K
Market Conditions
NOI Build-Up for 2,076 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
$27.4K $13.20/SF
− Vacancy
−$1.5K −$0.73/SF
EGI
$25.9K $12.47/SF
− OpEx
−$7.8K −$3.74/SF
NOI
$18.1K $8.73/SF
Area
Green Bay, WI
Vacancy
5.50%
Lease Rate
$13.20 /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%
$362,540
Cap Rate 7%
$258,957
Cap Rate 9%
$201,411
Alternative Uses
Best Use
Multifamily LT 5
$259.0K
$226.6K – $302.1K
NOI $18,127 @ 7.0% cap · market cap 6.48%
Second Best
Apartment 5plus
$241.2K
$211.1K – $281.4K
NOI $16,886 @ 7.0% cap · market cap 6.03%
Theoretical Best
Office A
$484.0K
$423.5K – $564.7K
NOI $33,880 @ 7.0% cap · market cap 12.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
296
Businesses Nearby
Explore this area
Business Placement
Demographics for 54304, WI
27,679
Population
12,997
Households
2.1
Avg Household Size
39
Median Age
28%
College-Educated
93%
High-School Grad
11.7 sq mi
ZIP Area
2,366
Density / Sq Mi
$60,369
Median Household Income
$38,926
Median Earnings
$935
Median Rent
$200,800
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-story residential income property with driveway parking, a low-maintenance yard, and one vacant unit.
Where is this duplex located?
The property is located at 1207 South Broadway Green Bay, WI.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: 2,076‑square‑foot upper/lower duplex; Zoned 2 Family/Duplex; Separate utilities serve each unit
