Purpose-Built Assisted Living
For Sale
$649,000
1600 N Boundary Road, Cadott, WI 54727
ResidentialIncome, Cadott, WI
Property Size3,476 SF
Lot Size3.00 Acres
Price / SF$186.71
Days on Market173
Property Features for 1600 N Boundary Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Driveway
Patio and Porch features
Patio
Accessibility
Accessible Approach with Ramp
Elementary school district
Cadott Community
Middle school district
Cadott Community
High school district
Cadott Community
Directions
Hwy 27 North of Cadott, West on Hwy O, South on 250th St. to the corner of 250th(Boundary Rd) and 80th Ave
Standard status
Active
APN
22906303300020000
Size
3,476 SF
Lot size
3.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6444
Utilities
Sewer type
Holding Tank, Septic Tank
Heating system
Forced Air
Cooling system
Central Air
Water source
Well
Building Details
Year built
2008
Number of units
2
Building materials
VinylSiding
Listing Agency:
CB Brenizer/Eau Claire · Coldwell Banker Real Estate
(715) 835-4344
Listed By:
Shelley Finnessy · License #58027-90
(715) 835-4344
Added: Mar 3
Changed: Aug 19
Last Checked: Aug 23 at 1:06AM
MLS# 1598838
Copyright © 2026 REALTORS® Association of Northwestern Wisconsin. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This purpose-built assisted living duplex was built in 2008 and is maintained in good condition. The duplex offers a functional assisted-living layout and a comfortable living environment, with the property described as consistently rented and having long-term tenants in place. The existing rents have never been increased.
The property is positioned in a peaceful country setting on an approximate 3-acre lot, with driveway parking and a patio. Accessibility is supported by an accessible approach with ramp. Construction features include vinyl siding, with forced-air heating and central air cooling.
Operations are described as low-maintenance for the owner: tenants are responsible for property taxes, insurance, fuel, and septic pumping, and tenants also retain their own maintenance provider. Water is provided by a well, and sewer service is described as a holding tank and septic tank. Property survey is to be completed by the seller prior to closing. Additional land is available for further expansion or investment.
The property is positioned in a peaceful country setting on an approximate 3-acre lot, with driveway parking and a patio. Accessibility is supported by an accessible approach with ramp. Construction features include vinyl siding, with forced-air heating and central air cooling.
Operations are described as low-maintenance for the owner: tenants are responsible for property taxes, insurance, fuel, and septic pumping, and tenants also retain their own maintenance provider. Water is provided by a well, and sewer service is described as a holding tank and septic tank. Property survey is to be completed by the seller prior to closing. Additional land is available for further expansion or investment.
Key Highlights
- Built in 2008 purpose‑built assisted living duplex
- Approx 3 acres with driveway parking and patio
- Forced air heating and central air cooling
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
4.46%
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 4.46%
Second Best
Apartment 5plus
$373.6K
$326.9K – $435.9K
NOI $26,153 @ 7.0% cap · market cap 4.03%
Theoretical Best
Warehouse
$1.93M
$1.69M – $2.25M
NOI $135,083 @ 7.0% cap · market cap 20.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3
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 - Purpose-built assisted living duplex built in 2008 with central air, patio, and accessibility ramp, consistently rented with tenants in place.
Where is this duplex located?
The property is located at 1600 N Boundary Road Cadott, WI.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Built in 2008 purpose‑built assisted living duplex; Approx 3 acres with driveway parking and patio; Forced air heating and central air cooling
