Updated Two-Family
For Sale
$299,900
Pending
1307 South Clay Street, Green Bay, WI 54301
Move-in-ready two-family residence with updated units, shared basement storage, and a one-stall garage for each unit.
Property Size2,151 SF
Days on Market91
Property Features for 1307 South Clay Street
General Information
Standard status
Pending
Size
2,151 SF
Total Parking Spaces
2
Property subtype
Multifamily / Duplex (2 Unit)
Zoning
Residential
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,966
Amenities
Forced Air
2
Natural Gas
1
Full
Poured Concrete
1.5 Story,2 Up and Down
Stone,Shake Siding
1st Floor Bedroom,1st Floor Full Bath
Building Details
Year Built
1940
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Coldwell Banker Real Estate Group
Listed By:
Jill M Dickson-Kesler · License #90-52973
(920) 680-7288
Source:
Compass
Added: Jun 10
Changed: Aug 8
Last Checked: Aug 2 at 1:49PM
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 Coldwell Banker Real Estate Group
Investment Insights
Based on property information with market context.
This updated two-family home offers two separate units with practical living layouts and included kitchen appliances. The first-floor unit features a spacious living room, eat-in kitchen, dining area, and three bedrooms, with hardwood flooring. The upper-level two-bedroom unit has been updated with newer flooring, paint, and an updated bathroom. Both units also benefit from basement storage, and there is a one-stall garage for each unit.
The property is located in Allouez and is within walking distance to two major hospitals. It also provides convenient access to shopping, dining, parks, and schools.
The home is presented as move-in-ready for either owner-occupants or investors, and showings are limited to scheduled open houses only.
The property is located in Allouez and is within walking distance to two major hospitals. It also provides convenient access to shopping, dining, parks, and schools.
The home is presented as move-in-ready for either owner-occupants or investors, and showings are limited to scheduled open houses only.
Key Highlights
- Two‑family home built in 1940 with 1st floor and upper 2‑bdrm unit
- 1st floor accessibility features: 1st floor bedroom and 1st floor full bath
- Multiple updates noted, including newer flooring, paint, and an updated bathroom in the upper 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
$18,782
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
6.26%
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%
$375,640
$375.6K
Cap Rate 7%
$268,314
$268.3K
Cap Rate 9%
$208,689
$208.7K
Market Conditions
NOI Build-Up for 2,151 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
$28.4K $13.20/SF
− Vacancy
−$1.6K −$0.73/SF
EGI
$26.8K $12.47/SF
− OpEx
−$8.0K −$3.74/SF
NOI
$18.8K $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%
$375,640
Cap Rate 7%
$268,314
Cap Rate 9%
$208,689
Alternative Uses
Best Use
Multifamily LT 5
$268.3K
$234.8K – $313.0K
NOI $18,782 @ 7.0% cap · market cap 6.26%
Second Best
Apartment 5plus
$249.9K
$218.7K – $291.6K
NOI $17,496 @ 7.0% cap · market cap 5.83%
Theoretical Best
Office A
$501.5K
$438.8K – $585.1K
NOI $35,104 @ 7.0% cap · market cap 11.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
892
Businesses Nearby
Explore this area
Business Placement
Demographics for 54301, WI
22,875
Population
10,532
Households
2.2
Avg Household Size
39
Median Age
38%
College-Educated
94%
High-School Grad
6.5 sq mi
ZIP Area
3,519
Density / Sq Mi
$76,768
Median Household Income
$45,717
Median Earnings
$929
Median Rent
$205,900
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 - Move-in-ready two-family residence with updated units, shared basement storage, and a one-stall garage for each unit.
Where is this duplex located?
The property is located at 1307 South Clay Street Green Bay, WI.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two‑family home built in 1940 with 1st floor and upper 2‑bdrm unit; 1st floor accessibility features: 1st floor bedroom and 1st floor full bath; Multiple updates noted, including newer flooring, paint, and an updated bathroom in the upper unit
