Side-by-Side Duplex with
For Sale
$299,000
1500 GREENDALE Street, Menasha, WI 54952
Residential Income, MENASHA, WI
Property Size1,584 SF
Lot Size0.26 Acres
Price / SF$188.76
Days on Market9
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 · License #91938708
(920) 791-9143
Added: Aug 13
Changed: Aug 20
Last Checked: Aug 21 at 9:06PM
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.
This 1,584-square-foot side-by-side duplex was built in 1969 and includes an attached one-car garage, full-size basement, and side backyard area. Recent property updates include newly poured concrete in the driveway, while shake siding and forced-air heating remain part of the existing improvements.
The property is located in Menasha, Wisconsin, on a 0.26-acre lot with public water and public sewer. Zoning is identified as 2 Family/Duplex. Its two-unit arrangement supports the option of occupying one residence while leasing the other, or operating both sides as a residential income property.
The property is located in Menasha, Wisconsin, on a 0.26-acre lot with public water and public sewer. Zoning is identified as 2 Family/Duplex. Its two-unit arrangement supports the option of occupying one residence while leasing the other, or operating both sides as a residential income property.
Key Highlights
- 1,584‑square‑foot side‑by‑side duplex on a 0.26‑acre lot
- Zoned 2 Family/Duplex
- Attached 1‑car garage and full‑size basement
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
168
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-family zoning, public utilities, a full basement, and side-yard space add practical functionality.
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: 1,584‑square‑foot side‑by‑side duplex on a 0.26‑acre lot; Zoned 2 Family/Duplex; Attached 1‑car garage and full‑size basement
