Side-by-Side
New
For Sale
$299,000
1500 GREENDALE Street, Menasha, WI 54952
MULTI_FAMILY - MENASHA, WI
Property Size1,584 SF
Lot Size0.26 Acres
Price / SF$188.76
Days on Market3
Property Features for 1500 GREENDALE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
2 Family/Duplex
Parking
2
Elementary school district
Menasha
Middle school district
Menasha
High school district
Menasha
Directions
Take 9th Street East to Woodland. Take a left on Woodland and a right on Greendale.
Standard status
Active
APN
6-01033-03
Size
1,584 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4324
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Water source
Public
Building Details
Year built
1969
Number of units
2
Building materials
Shake Siding
Listing Agency:
Realty One Group Haven
(920) 574-2637
Listed By:
Kathryn A. Schumann
(920) 791-9143
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 15 at 11:06AM
MLS# 50330981
Copyright © 2026 Realtor Association of Northeast Wisconsin. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 1500 Greendale Street in Menasha, this side-by-side duplex contains 1,584 square feet on a 0.26-acre lot. Built in 1969, the property has shake siding, forced-air heating, and a full-size basement. Recent updates and newly poured driveway concrete add to the property's physical improvements.
The layout supports separate residential living areas and includes an attached one-car garage plus side backyard space. Public water and public sewer serve the property. Zoning is designated 2 Family/Duplex, providing a configuration suited to continued duplex use or an owner-occupant arrangement with one unit rented.
The layout supports separate residential living areas and includes an attached one-car garage plus side backyard space. Public water and public sewer serve the property. Zoning is designated 2 Family/Duplex, providing a configuration suited to continued duplex use or an owner-occupant arrangement with one unit rented.
Key Highlights
- Side‑by‑side duplex with 1,584 square feet of building area
- 0.26‑acre lot in Menasha, WI
- Built in 1969 with recent updates
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
$10,688
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
3.57%
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%
$213,760
$213.8K
Cap Rate 7%
$152,686
$152.7K
Cap Rate 9%
$118,756
$118.8K
Market Conditions
NOI Build-Up for 1,584 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
$16.2K $10.20/SF
− Vacancy
−$889 −$0.56/SF
EGI
$15.3K $9.64/SF
− OpEx
−$4.6K −$2.89/SF
NOI
$10.7K $6.75/SF
Area
Winnebago County, WI
Vacancy
5.50%
Lease Rate
$10.20 /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%
$213,760
Cap Rate 7%
$152,686
Cap Rate 9%
$118,756
Alternative Uses
Best Use
Multifamily LT 5
$152.7K
$133.6K – $178.1K
NOI $10,688 @ 7.0% cap · market cap 3.57%
Second Best
Apartment 5plus
$137.6K
$120.4K – $160.6K
NOI $9,634 @ 7.0% cap · market cap 3.22%
Theoretical Best
Office A
$341.9K
$299.2K – $398.9K
NOI $23,932 @ 7.0% cap · market cap 8.00%
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
225
Businesses Nearby
Explore this area
Business Placement
Demographics for 54952, WI
27,216
Population
12,412
Households
2.2
Avg Household Size
39
Median Age
25%
College-Educated
93%
High-School Grad
28.1 sq mi
ZIP Area
969
Density / Sq Mi
$67,280
Median Household Income
$44,765
Median Earnings
$906
Median Rent
$190,000
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 residential units include basement storage, an attached garage, and side backyard space.
Where is this duplex located?
The property is located at 1500 GREENDALE Street Menasha, WI.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Side‑by‑side duplex with 1,584 square feet of building area; 0.26‑acre lot in Menasha, WI; Built in 1969 with recent updates
