Fremont Medical/Office Building on 2.2
For Sale
$379,500
N430 Wood Duck Drive, Fremont, WI 54940
4,128 SF medical/office building on 2.2 acres for sale.
Property Size4,128 SF
Lot Size2.20 Acres
Price / SF$91.93
Days on Market492
Property Features for N430 Wood Duck Drive
General Information
Standard status
Active
Size
4,128 SF
Lot size
2.20 Acres
Taxes and HOA fees
Annual Taxes
$4,036
Listing Agency:
United Country-Udoni & Salan Realty
(715) 258-8800
Listed By:
Bob Steidl · License #90-13576
(715) 258-8800
Source:
Exprealty
Added: Apr 17, 2025
Changed: Aug 21
Last Checked: Aug 21 at 11:34AM
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 United Country-Udoni & Salan Realty
Investment Insights
Based on property information with market context.
This 4,128 square foot building, formerly a medical clinic, is suitable for medical or office purposes. Constructed 21 years ago, the all-brick exterior property with a metal roof is located at the northeast corner of Highway 10 and 110 in Fremont, approximately 20 minutes from Appleton. The building features an air lock entry, a large waiting room with a reception desk, nine large offices, four smaller offices, a break room, three bathrooms, and a large all-purpose room. It is ADA accessible and includes expansion potential to the north. The property is situated on 2.2 acres zoned General Commercial, with a parking lot, landscaping, and two large monument signs.
Key Highlights
- High‑value commercial property at $94 per sq ft, including land and improvements.
- 4,128 sq ft building suitable for medical or office use (former medical clinic).**
- Prime location at the corner of Hwy 10 and 110 in Fremont, 20 minutes from Appleton.
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
$34,180
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
9.01%
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%
$683,600
$683.6K
Cap Rate 7%
$488,286
$488.3K
Cap Rate 9%
$379,778
$379.8K
Market Conditions
NOI Build-Up for 4,128 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
$61.9K $15.00/SF
− Vacancy
−$5.0K −$1.20/SF
EGI
$57.0K $13.80/SF
− OpEx
−$22.8K −$5.52/SF
NOI
$34.2K $8.28/SF
Area
Waupaca County, WI
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
40.00%
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%
$683,600
Cap Rate 7%
$488,286
Cap Rate 9%
$379,778
Alternative Uses
Best Use
Office B
$647.0K
$566.2K – $754.9K
NOI $45,292 @ 7.0% cap · market cap 11.93%
Second Best
Healthcare Medical
$488.3K
$427.3K – $569.7K
NOI $34,180 @ 7.0% cap · market cap 9.01%
Theoretical Best
Office A
$773.2K
$676.6K – $902.1K
NOI $54,125 @ 7.0% cap · market cap 14.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 54940, WI
4,219
Population
2,142
Households
2
Avg Household Size
50
Median Age
26%
College-Educated
95%
High-School Grad
90.5 sq mi
ZIP Area
47
Density / Sq Mi
$87,900
Median Household Income
$50,699
Median Earnings
$980
Median Rent
$286,300
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - 4,128 SF medical/office building on 2.2 acres for sale.
Where is this medical office space located?
The property is located at N430 Wood Duck Drive Fremont, WI.
What is the asking price?
The asking price for this property is $379,500.
What are key features of this property?
This property features: High‑value commercial property at $94 per sq ft, including land and improvements.; 4,128 sq ft building suitable for medical or office use (former medical clinic).**; Prime location at the corner of Hwy 10 and 110 in Fremont, 20 minutes from Appleton.
