Quadplex with Updated
New
For Sale
$450,000
1635 DECKNER Avenue, Green Bay, WI 54313
Separate furnaces and basement storage serve the four-unit property.
Property Size3,286 SF
Price / SF$136.94
Days on Market5
Property Features for 1635 DECKNER Avenue
General Information
Standard status
Active
Size
3,286 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$4,365
Building Details
Building Size
3,286 SF
Year Built
1980
Listing Agency:
Northland Realty LLC
Listed By:
Mandy J. Baier · License #91-905211
(920) 680-7567
Source:
C21ace
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 2:39PM
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 Northland Realty LLC
Investment Insights
Based on property information with market context.
Built in 1980, this four-unit residential property contains 3,286 square feet. Most apartments have updated kitchens, newer flooring, and newer appliances. Each unit has a separate furnace, and basement space provides additional storage. Two apartments have their own private entrances.
Located at 1635 Deckner Avenue in Green Bay, Wisconsin, the property combines multiple unit-specific features with shared basement storage.
Located at 1635 Deckner Avenue in Green Bay, Wisconsin, the property combines multiple unit-specific features with shared basement storage.
Key Highlights
- Four‑unit residential property with 3,286 square feet
- Most units have updated kitchens, newer flooring, and newer appliances
- Separate furnace for each unit
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
$28,693
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
6.38%
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%
$573,860
$573.9K
Cap Rate 7%
$409,900
$409.9K
Cap Rate 9%
$318,811
$318.8K
Market Conditions
NOI Build-Up for 3,286 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
$43.4K $13.20/SF
− Vacancy
−$2.4K −$0.73/SF
EGI
$41.0K $12.47/SF
− OpEx
−$12.3K −$3.74/SF
NOI
$28.7K $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%
$573,860
Cap Rate 7%
$409,900
Cap Rate 9%
$318,811
Alternative Uses
Best Use
Multifamily LT 5
$409.9K
$358.7K – $478.2K
NOI $28,693 @ 7.0% cap · market cap 6.38%
Second Best
Apartment 5plus
$381.8K
$334.1K – $445.5K
NOI $26,728 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$766.1K
$670.4K – $893.8K
NOI $53,628 @ 7.0% cap · market cap 11.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
432
Businesses Nearby
Explore this area
Business Placement
Demographics for 54313, WI
39,911
Population
16,162
Households
2.5
Avg Household Size
43
Median Age
43%
College-Educated
97%
High-School Grad
56.5 sq mi
ZIP Area
706
Density / Sq Mi
$108,410
Median Household Income
$55,255
Median Earnings
$1,088
Median Rent
$294,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Quadplex - Separate furnaces and basement storage serve the four-unit property.
Where is this quadplex located?
The property is located at 1635 DECKNER Avenue Green Bay, WI.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Four‑unit residential property with 3,286 square feet; Most units have updated kitchens, newer flooring, and newer appliances; Separate furnace for each unit
