Duplex with Detached
For Sale
$349,000
154 Bryan St, Green Bay, WI 54301
Two-unit property with full basements and shared access to a detached garage.
Property Size2,232 SF
Price / SF$156.36
Days on Market19
Property Features for 154 Bryan St
General Information
Standard status
Active
Size
2,232 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/1.5BA, 1 x 2BR/1.5BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1973
Buildings
1
Listing Agency:
Legacy First LLC
(920) 321-6911
Listed By:
Tara L. Sherman · License #90-60012
Source:
Lisakawula
Added: Aug 12
Changed: Aug 29
Last Checked: Aug 29 at 2:11PM
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 Legacy First LLC
Investment Insights
Based on property information with market context.
This 2,232-square-foot duplex, built in 1973, includes two separate residences with practical layouts. The larger unit has 3 bedrooms and 1.5 baths, while the second includes 2 bedrooms and 1.5 baths. Both units have full basements, and each has access to a detached garage for additional storage and functionality. The 2-bedroom unit is currently vacant, allowing flexibility for occupancy or leasing plans.
The property is located at 154 Bryan St in Green Bay’s Allouez area, with highway access available minutes away. Its established residential setting and two-unit configuration support both owner occupancy and income-producing use.
The property is located at 154 Bryan St in Green Bay’s Allouez area, with highway access available minutes away. Its established residential setting and two-unit configuration support both owner occupancy and income-producing use.
Key Highlights
- 2,232 SF duplex at 154 Bryan St, Green Bay, WI 54301
- Unit mix includes 3 bedrooms and 1.5 baths plus 2 bedrooms and 1.5 baths
- Second unit is currently vacant
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
$19,489
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
5.58%
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%
$389,780
$389.8K
Cap Rate 7%
$278,414
$278.4K
Cap Rate 9%
$216,544
$216.5K
Market Conditions
NOI Build-Up for 2,232 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
$29.5K $13.20/SF
− Vacancy
−$1.6K −$0.73/SF
EGI
$27.8K $12.47/SF
− OpEx
−$8.4K −$3.74/SF
NOI
$19.5K $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%
$389,780
Cap Rate 7%
$278,414
Cap Rate 9%
$216,544
Alternative Uses
Best Use
Multifamily LT 5
$278.4K
$243.6K – $324.8K
NOI $19,489 @ 7.0% cap · market cap 5.58%
Second Best
Apartment 5plus
$259.4K
$226.9K – $302.6K
NOI $18,155 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$520.4K
$455.3K – $607.1K
NOI $36,426 @ 7.0% cap · market cap 10.44%
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
194
Businesses Nearby
Explore this area
Business Placement
Demographics for 54301, WI
22,875
Population
10,532
Households
2.2
Avg Household Size
39
Median Age
38%
College-Educated
94%
High-School Grad
6.5 sq mi
ZIP Area
3,519
Density / Sq Mi
$76,768
Median Household Income
$45,717
Median Earnings
$929
Median Rent
$205,900
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 - Two-unit property with full basements and shared access to a detached garage.
Where is this duplex located?
The property is located at 154 Bryan St Green Bay, WI.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: 2,232 SF duplex at 154 Bryan St, Green Bay, WI 54301; Unit mix includes 3 bedrooms and 1.5 baths plus 2 bedrooms and 1.5 baths; Second unit is currently vacant
