Building Details

Year Built 1900

Tenancy Multi

Listing Agency: Nai Pfefferle

Listed By: Kelly Weiler Show Phone

Source: Familytreerealtyllc

Added: Sep 11 Changed: Sep 13 Last Checked: Sep 13 at 8:32AM

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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 Nai Pfefferle

Investment Insights

Based on property information with market context.

This three-unit residential property in the Village of Amherst was built in 1900 and includes a lower-level one-bedroom unit, a main-level two-bedroom unit, and an upper-level two-bedroom unit. Each apartment is separately leased, with written agreements in place. Tenants are responsible for natural gas, electric, sewer, and water expenses.

The property includes newly installed replacement windows, while the upper apartment has recently been remodeled. The units are identified as 126, 136, and 146 Wilson Street, and the building is next to the International Bank of Amherst. Current lease expirations extend through 2027 and 2028, providing defined occupancy terms for the three apartments.

Key Highlights

• Three‑unit property with one one‑bedroom apartment and two two‑bedroom apartments
• New replacement windows installed throughout the property
• Upper‑level apartment recently remodeled

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

$7,179

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

3.38%

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%

$143,580 $143.6K

Cap Rate 7%

$102,557 $102.6K

Cap Rate 9%

$79,767 $79.8K

Market Conditions

NOI Build-Up for 864 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

$10.9K $12.60/SF

− Vacancy

−$630 −$0.73/SF

EGI

$10.3K $11.87/SF

− OpEx

−$3.1K −$3.56/SF

NOI

$7.2K $8.31/SF

Area

Portage County, WI

Vacancy

5.79%

Lease Rate

$12.60 /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%

$143,580

Cap Rate 7%

$102,557

Cap Rate 9%

$79,767

Alternative Uses

Best Use

Multifamily LT 5

$102.6K

$89.7K – $119.7K (±1% cap)

NOI $7,179 @ 7.0% cap · market cap 3.38%

Second Best

Apartment 5plus

$91.8K

$80.3K – $107.1K (±1% cap)

NOI $6,425 @ 7.0% cap · market cap 3.02%

Theoretical Best

Specialty Retail

$168.1K

$147.1K – $196.2K (±1% cap)

NOI $11,770 @ 7.0% cap · market cap 5.54%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Triplexes

Suggested Use

Top Pick Real Estate Agency Building Supply Big Box & Wholesale Store Garden Center Grocery & Convenience Store Bakery

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

3

Residential units

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

154

Businesses Nearby

Explore this area Business Placement

Demographics for 54406, WI

3,647

Population

1,776

Households

2.1

Avg Household Size

43

Median Age

31%

College-Educated

97%

High-School Grad

66.4 sq mi

ZIP Area

55

Density / Sq Mi

$76,445

Median Household Income

$39,615

Median Earnings

$858

Median Rent

$267,300

Median Home Value

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

Questions? Ask Rey

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What type of property is this? Where is this triplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Triplex - Triplex with updated windows, a remodeled upper unit, and separate leases across three residential levels.

Where is this triplex located?

The property is located at 126 Wilson Street Amherst, WI.

What is the asking price?

The asking price for this property is $212,500.

What are key features of this property?

This property features: Three‑unit property with one one‑bedroom apartment and two two‑bedroom apartments; New replacement windows installed throughout the property; Upper‑level apartment recently remodeled