2-Unit Duplex with
New
For Sale
$179,900
312 E Jefferson St, Waupun, WI 53963
One residence is rented, while the other is vacant for a new tenant or owner occupancy.
Property Size1,640 SF
Price / SF$109.70
Days on Market3
Property Features for 312 E Jefferson St
General Information
Standard status
Active
Size
1,640 SF
Property subtype
Multi-Family
Building Details
Year Built
1914
Listing Agency:
Boardwalk Realty LLC
Listed By:
Roxanne Martens · License #44273
Source:
Milwaukeeforeverhome
Added: Sep 16
Last Checked: Sep 18 at 4:34AM
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 Boardwalk Realty LLC
Investment Insights
Based on property information with market context.
This 2-unit duplex contains 1,640 square feet and was built in 1914. The property has one occupied residence and a second unit that is currently vacant, creating flexibility for continued rental use or owner occupancy.
Located at 312 E Jefferson St in Waupun, Wisconsin, the property is near local shops, restaurants, schools, parks, and other area amenities. Its two-unit configuration supports both rental operation and an owner-occupancy arrangement.
Located at 312 E Jefferson St in Waupun, Wisconsin, the property is near local shops, restaurants, schools, parks, and other area amenities. Its two-unit configuration supports both rental operation and an owner-occupancy arrangement.
Key Highlights
- 2‑unit duplex with 1,640 square feet
- One unit is currently rented
- Second unit is vacant for a new tenant or owner occupancy
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
$14,651
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
8.14%
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%
$293,020
$293.0K
Cap Rate 7%
$209,300
$209.3K
Cap Rate 9%
$162,789
$162.8K
Market Conditions
NOI Build-Up for 1,640 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
$21.6K $13.20/SF
− Vacancy
−$719 −$0.44/SF
EGI
$20.9K $12.76/SF
− OpEx
−$6.3K −$3.83/SF
NOI
$14.7K $8.93/SF
Area
Dodge County, WI
Vacancy
3.32%
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%
$293,020
Cap Rate 7%
$209,300
Cap Rate 9%
$162,789
Alternative Uses
Best Use
Multifamily LT 5
$209.3K
$183.1K – $244.2K
NOI $14,651 @ 7.0% cap · market cap 8.14%
Second Best
Apartment 5plus
$194.0K
$169.7K – $226.3K
NOI $13,579 @ 7.0% cap · market cap 7.55%
Theoretical Best
Office A
$356.3K
$311.7K – $415.6K
NOI $24,938 @ 7.0% cap · market cap 13.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
308
Businesses Nearby
Explore this area
Business Placement
Demographics for 53963, WI
14,078
Population
4,807
Households
2.9
Avg Household Size
39
Median Age
16%
College-Educated
91%
High-School Grad
89.8 sq mi
ZIP Area
157
Density / Sq Mi
$73,945
Median Household Income
$43,686
Median Earnings
$839
Median Rent
$182,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - One residence is rented, while the other is vacant for a new tenant or owner occupancy.
Where is this duplex located?
The property is located at 312 E Jefferson St Waupun, WI.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: 2‑unit duplex with 1,640 square feet; One unit is currently rented; Second unit is vacant for a new tenant or owner occupancy
