Updated Side-by-Side
For Sale
$395,000
1051 Main St, Wrightstown, WI 54180
Two units feature zero-entry access, first-floor laundry, sunrooms, and private patios with privacy fencing.
Property Size2,812 SF
Price / SF$140.47
Days on Market32
Property Features for 1051 Main St
General Information
Standard status
Active
Size
2,812 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
zero entry
first-floor laundry
open-concept kitchen and living area
sunroom
private patio
privacy fence
Building Details
Year Built
1991
Buildings
1
Listing Agency:
(920) 574-4422
Listed By:
Tiffany Holtz | Coldwell Banker
(920) 574-4422
Source:
Tiffanyholtz
Added: Jul 30
Changed: Aug 28
Last Checked: Aug 28 at 10:17AM
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 Tiffany Holtz | Coldwell Banker
Investment Insights
Based on property information with market context.
This 2,812-square-foot duplex, built in 1991, contains two side-by-side units with zero-entry access and first-floor laundry. Each residence includes an open kitchen and living area, a sunroom, and a private patio enclosed by a privacy fence. Recent property improvements include ColorGuard siding, water heaters, sump pumps, stamped concrete patios, water softeners, boiler units, roofing, gutters, and downspouts.
At 1051 Main St in Wrightstown, Wisconsin, one unit is vacant and ready for occupancy while the other is leased to a long-term tenant. The arrangement supports either continued rental use or an owner-occupancy strategy, with one residence available for immediate use and the second producing rental income.
At 1051 Main St in Wrightstown, Wisconsin, one unit is vacant and ready for occupancy while the other is leased to a long-term tenant. The arrangement supports either continued rental use or an owner-occupancy strategy, with one residence available for immediate use and the second producing rental income.
Key Highlights
- 2,812‑square‑foot duplex on a 0.17‑acre lot
- Built in 1991 with two side‑by‑side units
- Unit 1053 is vacant and move‑in ready
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
$26,641
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
6.74%
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%
$532,820
$532.8K
Cap Rate 7%
$380,586
$380.6K
Cap Rate 9%
$296,011
$296.0K
Market Conditions
NOI Build-Up for 2,812 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
$39.5K $14.04/SF
− Vacancy
−$1.4K −$0.51/SF
EGI
$38.1K $13.53/SF
− OpEx
−$11.4K −$4.06/SF
NOI
$26.6K $9.47/SF
Area
Brown County, WI
Vacancy
3.60%
Lease Rate
$14.04 /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%
$532,820
Cap Rate 7%
$380,586
Cap Rate 9%
$296,011
Alternative Uses
Best Use
Multifamily LT 5
$380.6K
$333.0K – $444.0K
NOI $26,641 @ 7.0% cap · market cap 6.74%
Second Best
Apartment 5plus
$351.6K
$307.7K – $410.2K
NOI $24,612 @ 7.0% cap · market cap 6.23%
Theoretical Best
Warehouse
$2.35M
$2.06M – $2.74M
NOI $164,597 @ 7.0% cap · market cap 41.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
94
Businesses Nearby
Explore this area
Business Placement
Demographics for 54180, WI
3,268
Population
1,264
Households
2.6
Avg Household Size
35
Median Age
46%
College-Educated
95%
High-School Grad
5.9 sq mi
ZIP Area
554
Density / Sq Mi
$101,731
Median Household Income
$51,982
Median Earnings
$1,272
Median Rent
$275,200
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 units feature zero-entry access, first-floor laundry, sunrooms, and private patios with privacy fencing.
Where is this duplex located?
The property is located at 1051 Main St Wrightstown, WI.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: 2,812‑square‑foot duplex on a 0.17‑acre lot; Built in 1991 with two side‑by‑side units; Unit 1053 is vacant and move‑in ready
