Two-Unit Duplex with
For Sale
$329,900
1503 VALLEY Road, Appleton, WI 54915
Separate living areas, shared basement, fenced yard, and access to shopping and highways.
Property Size2,646 SF
Price / SF$124.68
Days on Market10
Property Features for 1503 VALLEY Road
General Information
Standard status
Active
Size
2,646 SF
Total Parking Spaces
2
Property subtype
Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,004
Amenities
gas fireplace
fenced back yard
Building Details
Building Size
2,646 SF
Year Built
1967
Listing Agency:
Coldwell Banker Real Estate Group
(920) 993-4688
Listed By:
Alice J. Andersen · License #91-6849
(920) 993-4688
Source:
C21ace
Added: Aug 14
Changed: Aug 20
Last Checked: Aug 22 at 10:53AM
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 Coldwell Banker Real Estate Group
Investment Insights
Based on property information with market context.
This duplex offers two distinct residential levels with practical living space and flexible occupancy potential. The lower level includes a family room with gas fireplace, dining area, breakfast bar, kitchen, two bedrooms, two full baths, laundry, and an additional living room that could function as a third bedroom. The upper level provides a living room, eat-in kitchen, two bedrooms, full bath, and laundry room with an additional toilet. Abundant closet space serves both levels.
A full basement and two-car garage provide shared utility and storage options. The property sits on a wooded lot with a fenced backyard and was built in 1967. Its Appleton setting places the home near shopping and highway access.
A full basement and two-car garage provide shared utility and storage options. The property sits on a wooded lot with a fenced backyard and was built in 1967. Its Appleton setting places the home near shopping and highway access.
Key Highlights
- Two‑level duplex with 2,646 property size
- Lower level includes 2 bedrooms, 2 full baths, laundry, and gas fireplace
- Upper level features 2 bedrooms, full bath, kitchen, and laundry room with toilet
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
$20,165
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
6.11%
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%
$403,300
$403.3K
Cap Rate 7%
$288,071
$288.1K
Cap Rate 9%
$224,056
$224.1K
Market Conditions
NOI Build-Up for 2,646 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
$30.2K $11.40/SF
− Vacancy
−$1.4K −$0.51/SF
EGI
$28.8K $10.89/SF
− OpEx
−$8.6K −$3.27/SF
NOI
$20.2K $7.62/SF
Area
Outagamie County, WI
Vacancy
4.50%
Lease Rate
$11.40 /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%
$403,300
Cap Rate 7%
$288,071
Cap Rate 9%
$224,056
Alternative Uses
Best Use
Multifamily LT 5
$288.1K
$252.1K – $336.1K
NOI $20,165 @ 7.0% cap · market cap 6.11%
Second Best
Apartment 5plus
$269.6K
$235.9K – $314.6K
NOI $18,875 @ 7.0% cap · market cap 5.72%
Theoretical Best
Office A
$729.5K
$638.4K – $851.1K
NOI $51,068 @ 7.0% cap · market cap 15.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
548
Businesses Nearby
Explore this area
Business Placement
Demographics for 54915, WI
43,190
Population
18,373
Households
2.4
Avg Household Size
38
Median Age
38%
College-Educated
95%
High-School Grad
15.0 sq mi
ZIP Area
2,879
Density / Sq Mi
$83,814
Median Household Income
$49,554
Median Earnings
$974
Median Rent
$247,900
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 - Separate living areas, shared basement, fenced yard, and access to shopping and highways.
Where is this duplex located?
The property is located at 1503 VALLEY Road Appleton, WI.
What is the asking price?
The asking price for this property is $329,900.
What are key features of this property?
This property features: Two‑level duplex with 2,646 property size; Lower level includes 2 bedrooms, 2 full baths, laundry, and gas fireplace; Upper level features 2 bedrooms, full bath, kitchen, and laundry room with toilet
