Side-by-Side Duplex with
For Sale
$292,000
1312 South Riverdale Drive, Appleton, WI 54914
Two-story residential income property with separate entrances, a fenced yard, and off-street parking.
Property Size2,248 SF
Price / SF$129.89
Days on Market262
Property Features for 1312 South Riverdale Drive
General Information
Standard status
Active
Size
2,248 SF
Property subtype
Multifamily / Duplex (2 Unit)
Zoning
Residential
Taxes and HOA fees
Annual Taxes
$3,783
Amenities
Forced Air
2
Natural Gas
Full
1
Block
2 side by side,2 Story
Vinyl Siding
Not Applicable
Building Details
Year Built
1958
Buildings
1
Listing Agency:
Modern Classic Realty
(920) 606-2850
Listed By:
Carrie A Nowak · License #94-85928
(920) 606-2850
Source:
Compass
Added: Dec 13, 2025
Changed: Aug 30
Last Checked: Aug 30 at 10:25AM
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 Modern Classic Realty
Investment Insights
Based on property information with market context.
This side-by-side duplex contains 2,248 square feet across two stories, with separate entrances for the two residential units. Built in 1958, the property has block construction, vinyl siding, forced-air heating, and natural gas service. A two-stall garage, additional off-street parking, and a fenced backyard provide useful exterior amenities.
The property is located in Appleton, Wisconsin, and carries Residential zoning. Its configuration supports separate unit access within a compact multifamily asset, while the garage and yard add practical functionality for residents. Shopping, dining, parks, and schools are identified in the surrounding area.
The property is located in Appleton, Wisconsin, and carries Residential zoning. Its configuration supports separate unit access within a compact multifamily asset, while the garage and yard add practical functionality for residents. Shopping, dining, parks, and schools are identified in the surrounding area.
Key Highlights
- 2,248‑square‑foot side‑by‑side duplex
- Two‑story layout with separate entrances
- Two‑stall garage and off‑street parking
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
$17,132
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
5.87%
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%
$342,640
$342.6K
Cap Rate 7%
$244,743
$244.7K
Cap Rate 9%
$190,356
$190.4K
Market Conditions
NOI Build-Up for 2,248 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
$25.6K $11.40/SF
− Vacancy
−$1.2K −$0.51/SF
EGI
$24.5K $10.89/SF
− OpEx
−$7.3K −$3.27/SF
NOI
$17.1K $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%
$342,640
Cap Rate 7%
$244,743
Cap Rate 9%
$190,356
Alternative Uses
Best Use
Multifamily LT 5
$244.7K
$214.2K – $285.5K
NOI $17,132 @ 7.0% cap · market cap 5.87%
Second Best
Apartment 5plus
$229.1K
$200.5K – $267.3K
NOI $16,036 @ 7.0% cap · market cap 5.49%
Theoretical Best
Office A
$619.8K
$542.3K – $723.1K
NOI $43,386 @ 7.0% cap · market cap 14.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
213
Businesses Nearby
Explore this area
Business Placement
Demographics for 54914, WI
31,082
Population
14,002
Households
2.2
Avg Household Size
38
Median Age
31%
College-Educated
93%
High-School Grad
19.2 sq mi
ZIP Area
1,619
Density / Sq Mi
$77,199
Median Household Income
$42,481
Median Earnings
$936
Median Rent
$210,200
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-story residential income property with separate entrances, a fenced yard, and off-street parking.
Where is this duplex located?
The property is located at 1312 South Riverdale Drive Appleton, WI.
What is the asking price?
The asking price for this property is $292,000.
What are key features of this property?
This property features: 2,248‑square‑foot side‑by‑side duplex; Two‑story layout with separate entrances; Two‑stall garage and off‑street parking
