Duplex with Updated
For Sale
$499,900
1528 Van Road, Green Bay, WI 54311
Residentially zoned duplex with separate unit layouts, first-floor laundry, and outdoor space on a corner lot.
Property Size2,598 SF
Price / SF$192.42
Days on Market172
Property Features for 1528 Van Road
General Information
Standard status
Active
Size
2,598 SF
Property subtype
Multifamily / Duplex (2 Unit)
Zoning
Residential
Units
Unit Mix
1 x 3BR/1.5BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,957
Amenities
Forced Air
1
2
Natural Gas
Full,Other-See Remarks,Sump Pump,Partial Fin. Contiguous
Poured Concrete
1 Story,2 side by side,2 Story
Brick
1st Floor Bedroom,1st Floor Full Bath,Laundry 1st Floor
Building Details
Year Built
1997
Buildings
1
Listing Agency:
Ben Bartolazzi Real Estate, Inc
(920) 265-0770
Listed By:
Megan A Wosnig · License #94-82883
(920) 265-0770
Source:
Compass
Added: Mar 14
Changed: Aug 31
Last Checked: Aug 29 at 11:45PM
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 Ben Bartolazzi Real Estate, Inc
Investment Insights
Based on property information with market context.
Built in 1997, this 2,598-square-foot duplex combines a two-story three-bedroom unit with a ranch-style two-bedroom unit. The larger residence includes 1.5 baths, main-level laundry, a living room, dining area, kitchen, and lower-level recreation room with exposed ceilings. Its kitchen has been refreshed with newer appliances, flooring, and granite countertops. The second unit provides one bedroom on the first floor, a full bath, kitchen, dining area, living space, and laundry. Both sides include unfinished basement storage, while the building features forced-air heating and natural gas service.
The property occupies a corner lot with a patio and large yard. It is located within the De Pere School District and offers access to Hwy 172. Residential zoning supports the duplex configuration.
The property occupies a corner lot with a patio and large yard. It is located within the De Pere School District and offers access to Hwy 172. Residential zoning supports the duplex configuration.
Key Highlights
- 2,598‑square‑foot duplex built in 1997
- Two‑story unit with 3 bedrooms, 1.5 baths, and lower‑level recreation room
- Ranch‑style unit with 2 bedrooms and 1 full bath
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
$22,685
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
4.54%
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%
$453,700
$453.7K
Cap Rate 7%
$324,071
$324.1K
Cap Rate 9%
$252,056
$252.1K
Market Conditions
NOI Build-Up for 2,598 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
$34.3K $13.20/SF
− Vacancy
−$1.9K −$0.73/SF
EGI
$32.4K $12.47/SF
− OpEx
−$9.7K −$3.74/SF
NOI
$22.7K $8.73/SF
Area
Green Bay, 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%
$453,700
Cap Rate 7%
$324,071
Cap Rate 9%
$252,056
Alternative Uses
Best Use
Multifamily LT 5
$324.1K
$283.6K – $378.1K
NOI $22,685 @ 7.0% cap · market cap 4.54%
Second Best
Apartment 5plus
$301.9K
$264.2K – $352.2K
NOI $21,132 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$605.7K
$530.0K – $706.7K
NOI $42,399 @ 7.0% cap · market cap 8.48%
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
205
Businesses Nearby
Explore this area
Business Placement
Demographics for 54311, WI
37,532
Population
15,047
Households
2.5
Avg Household Size
38
Median Age
33%
College-Educated
94%
High-School Grad
68.2 sq mi
ZIP Area
550
Density / Sq Mi
$83,178
Median Household Income
$43,191
Median Earnings
$1,063
Median Rent
$272,400
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 - Residentially zoned duplex with separate unit layouts, first-floor laundry, and outdoor space on a corner lot.
Where is this duplex located?
The property is located at 1528 Van Road Green Bay, WI.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: 2,598‑square‑foot duplex built in 1997; Two‑story unit with 3 bedrooms, 1.5 baths, and lower‑level recreation room; Ranch‑style unit with 2 bedrooms and 1 full bath
