Side-by-Side Duplex with Private
For Sale
$240,000
1504 SUPERIOR Avenue, Oconto, WI 54153
Each residence includes two bedrooms, one full bath, laundry hookups, and dedicated basement space.
Property Size1,564 SF
Price / SF$153.45
Days on Market10
Property Features for 1504 SUPERIOR Avenue
General Information
Standard status
Active
Size
1,564 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,015
Amenities
private basement
laundry hookups
Building Details
Building Size
1,564 SF
Year Built
1970
Listing Agency:
Resource One Realty, LLC
(920) 373-7992
Listed By:
Katrina M. McDermid-Petersen · License #91-700983
(920) 373-7992
Source:
C21ace
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 29 at 5:14PM
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 Resource One Realty, LLC
Investment Insights
Based on property information with market context.
This side-by-side duplex contains two separate residences, each with two bedrooms, one full bathroom, and its own basement with laundry hookups. The property includes a full poured foundation, vinyl siding, vinyl windows, and mechanical systems described as newer. The roof was replaced in 2019, and the building dates to 1970.
The duplex occupies nearly half an acre at 1504 Superior Avenue in Oconto, Wisconsin, directly across from Oconto High School. The lot has no rear neighbors, providing an open setting behind the property. Separate basement areas and individual unit layouts give each residence distinct space within the overall duplex configuration.
The duplex occupies nearly half an acre at 1504 Superior Avenue in Oconto, Wisconsin, directly across from Oconto High School. The lot has no rear neighbors, providing an open setting behind the property. Separate basement areas and individual unit layouts give each residence distinct space within the overall duplex configuration.
Key Highlights
- Two side‑by‑side units, each with 2 bedrooms and 1 full bath
- Private basement for each unit with laundry hookups
- Full poured foundation, vinyl siding, and vinyl windows
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
$13,657
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
5.69%
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%
$273,140
$273.1K
Cap Rate 7%
$195,100
$195.1K
Cap Rate 9%
$151,744
$151.7K
Market Conditions
NOI Build-Up for 1,564 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
$20.6K $13.20/SF
− Vacancy
−$1.1K −$0.73/SF
EGI
$19.5K $12.47/SF
− OpEx
−$5.9K −$3.74/SF
NOI
$13.7K $8.73/SF
Area
Oconto County, WI
Vacancy
5.50%
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%
$273,140
Cap Rate 7%
$195,100
Cap Rate 9%
$151,744
Alternative Uses
Best Use
Multifamily LT 5
$195.1K
$170.7K – $227.6K
NOI $13,657 @ 7.0% cap · market cap 5.69%
Second Best
Apartment 5plus
$181.7K
$159.0K – $212.0K
NOI $12,721 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$364.6K
$319.1K – $425.4K
NOI $25,524 @ 7.0% cap · market cap 10.64%
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
127
Businesses Nearby
Explore this area
Business Placement
Demographics for 54153, WI
7,323
Population
3,540
Households
2.1
Avg Household Size
45
Median Age
14%
College-Educated
93%
High-School Grad
101.6 sq mi
ZIP Area
72
Density / Sq Mi
$69,485
Median Household Income
$40,625
Median Earnings
$810
Median Rent
$165,500
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 - Each residence includes two bedrooms, one full bath, laundry hookups, and dedicated basement space.
Where is this duplex located?
The property is located at 1504 SUPERIOR Avenue Oconto, WI.
What is the asking price?
The asking price for this property is $240,000.
What are key features of this property?
This property features: Two side‑by‑side units, each with 2 bedrooms and 1 full bath; Private basement for each unit with laundry hookups; Full poured foundation, vinyl siding, and vinyl windows
