Assisted-Living-Designed
New
For Sale
$599,000
1600 N Boundary Rd Unit 2, Cadott, WI 54727
Two-unit property built in 2008 with long-term occupancy and tenant-paid operating expenses.
Property Size3,476 SF
Price / SF$172.32
Days on Market2
Property Features for 1600 N Boundary Rd Unit 2
General Information
Standard status
Active
Size
3,476 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2008
Listing Agency:
CB Brenizer/Eau Claire
Listed By:
Shelley Finnessy · License #58027-90
(715) 835-4344
Source:
Homcentric
Added: Sep 10
Last Checked: Sep 10 at 2:50PM
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 CB Brenizer/Eau Claire
Investment Insights
Based on property information with market context.
This two-unit duplex was completed in 2008 with layouts designed for assisted living use. The property is situated in a country setting and has remained occupied by long-term tenants. Current occupants pay property taxes, insurance, fuel, and septic-pumping expenses in addition to rent, while maintaining their own maintenance provider.
Located at 1600 N Boundary Rd Unit 2 in Cadott, Wisconsin, the property also includes additional land that may support future expansion or another investment use. The seller will complete a property survey before closing, and the stated acreage is approximate.
Located at 1600 N Boundary Rd Unit 2 in Cadott, Wisconsin, the property also includes additional land that may support future expansion or another investment use. The seller will complete a property survey before closing, and the stated acreage is approximate.
Key Highlights
- Two‑unit duplex built in 2008
- Layouts designed for assisted living use
- Long‑term tenants have maintained continuous occupancy
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
$28,972
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
4.84%
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%
$579,440
$579.4K
Cap Rate 7%
$413,886
$413.9K
Cap Rate 9%
$321,911
$321.9K
Market Conditions
NOI Build-Up for 3,476 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
$43.8K $12.60/SF
− Vacancy
−$2.4K −$0.69/SF
EGI
$41.4K $11.91/SF
− OpEx
−$12.4K −$3.57/SF
NOI
$29.0K $8.33/SF
Area
Chippewa County, WI
Vacancy
5.50%
Lease Rate
$12.60 /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%
$579,440
Cap Rate 7%
$413,886
Cap Rate 9%
$321,911
Alternative Uses
Best Use
Multifamily LT 5
$413.9K
$362.2K – $482.9K
NOI $28,972 @ 7.0% cap · market cap 4.84%
Second Best
Apartment 5plus
$373.6K
$326.9K – $435.9K
NOI $26,153 @ 7.0% cap · market cap 4.37%
Theoretical Best
Warehouse
$1.93M
$1.69M – $2.25M
NOI $135,083 @ 7.0% cap · market cap 22.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 54727, WI
5,228
Population
2,003
Households
2.6
Avg Household Size
41
Median Age
15%
College-Educated
92%
High-School Grad
143.2 sq mi
ZIP Area
37
Density / Sq Mi
$78,800
Median Household Income
$44,672
Median Earnings
$840
Median Rent
$209,000
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 built in 2008 with long-term occupancy and tenant-paid operating expenses.
Where is this duplex located?
The property is located at 1600 N Boundary Rd Unit 2 Cadott, WI.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2008; Layouts designed for assisted living use; Long‑term tenants have maintained continuous occupancy
