2-Unit
New
For Sale
$359,000
4611 N 125th St, Butler, WI 53007
The residences provide separate basement areas, each with its own access.
Property Size2,138 SF
Price / SF$167.91
Days on Market2
Property Features for 4611 N 125th St
General Information
Standard status
Active
Size
2,138 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Building Details
Year Built
1966
Buildings
1
Listing Agency:
First Weber Inc- Mequon
Listed By:
Tamim Realty Group* · License #5905890
(414) 595-7932
Source:
Nikolicgroup
Added: Sep 26
Last Checked: Sep 24 at 7:49AM
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 First Weber Inc- Mequon
Investment Insights
Based on property information with market context.
Built in 1966, this duplex has two distinct residences: a lower-level unit with 2 bedrooms and 1 full bathroom, and an upper-level unit with 3 bedrooms and 1 full bathroom. The exterior combines brick and vinyl. A divided basement provides separate access and dedicated space for each residence.
The roof was replaced in 2018. The property is located in Butler, Wisconsin.
The roof was replaced in 2018. The property is located in Butler, Wisconsin.
Key Highlights
- Two units: a lower residence with 2 bedrooms and 1 full bathroom, and an upper residence with 3 bedrooms and 1 full bathroom
- Basement divided into separate areas with dedicated space and access for each unit
- Roof replaced in 2018
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
$24,526
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
6.83%
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%
$490,520
$490.5K
Cap Rate 7%
$350,371
$350.4K
Cap Rate 9%
$272,511
$272.5K
Market Conditions
NOI Build-Up for 2,138 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
$36.7K $17.16/SF
− Vacancy
−$1.7K −$0.77/SF
EGI
$35.0K $16.39/SF
− OpEx
−$10.5K −$4.92/SF
NOI
$24.5K $11.47/SF
Area
Waukesha County, WI
Vacancy
4.50%
Lease Rate
$17.16 /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%
$490,520
Cap Rate 7%
$350,371
Cap Rate 9%
$272,511
Alternative Uses
Best Use
Multifamily LT 5
$350.4K
$306.6K – $408.8K
NOI $24,526 @ 7.0% cap · market cap 6.83%
Second Best
Apartment 5plus
$324.4K
$283.9K – $378.5K
NOI $22,710 @ 7.0% cap · market cap 6.33%
Theoretical Best
Flex RnD
$1.09M
$954.8K – $1.27M
NOI $76,382 @ 7.0% cap · market cap 21.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
538
Businesses Nearby
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Business Placement
Demographics for 53007, WI
1,787
Population
907
Households
2
Avg Household Size
42
Median Age
30%
College-Educated
93%
High-School Grad
0.8 sq mi
ZIP Area
2,234
Density / Sq Mi
$55,577
Median Household Income
$41,250
Median Earnings
$937
Median Rent
$216,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - The residences provide separate basement areas, each with its own access.
Where is this duplex located?
The property is located at 4611 N 125th St Butler, WI.
What is the asking price?
The asking price for this property is $359,000.
What are key features of this property?
This property features: Two units: a lower residence with 2 bedrooms and 1 full bathroom, and an upper residence with 3 bedrooms and 1 full bathroom; Basement divided into separate areas with dedicated space and access for each unit; Roof replaced in 2018
