Side-by-Side Duplex with
For Sale
$399,900
1665 West Paulson Road, Green Bay, WI 54313
Side-by-side duplex featuring two 2-bedroom, 1-bath units, each with a 1-car garage and full basements.
Property Size2,048 SF
Price / SF$195.26
Days on Market127
Property Features for 1665 West Paulson Road
General Information
Standard status
Active
Size
2,048 SF
Total Parking Spaces
2
Property subtype
Multifamily / Duplex (2 Unit)
Zoning
2 Family/Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,845
Amenities
Forced Air
2
Natural Gas
Full,Sump Pump
Poured Concrete
1 Story,2 side by side
Brick,Vinyl Siding
Not Applicable
Building Details
Year Built
1974
Buildings
1
Tenancy
Multi
Listing Agency:
RE/MAX On The Water
Listed By:
Jess L Schulz · License #90-59624
(920) 410-7672
Source:
Compass
Added: Apr 29
Changed: Aug 8
Last Checked: Jul 22 at 4:19PM
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 RE/MAX On The Water
Investment Insights
Based on property information with market context.
This side-by-side duplex includes two separate units, each offering 2 bedrooms and 1 bathroom, along with its own 1-car garage. Each unit also has a full basement, providing additional interior space that can be used for storage or finished potential based on the buyer’s plans.
The property includes outdoor space with a spacious backyard. The duplex configuration supports an owner-occupant arrangement with the option to rent the other unit.
As a residential income property, the layout is designed for two distinct households under one roof, with each unit having independent garage access and basement area.
The property includes outdoor space with a spacious backyard. The duplex configuration supports an owner-occupant arrangement with the option to rent the other unit.
As a residential income property, the layout is designed for two distinct households under one roof, with each unit having independent garage access and basement area.
Key Highlights
- Side‑by‑side duplex built in 1974 with two units, each offering 2 bedrooms and 1 bathroom
- Each unit includes its own 1‑car garage
- Full basements under both units, including sump pump
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
$17,883
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
4.47%
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%
$357,660
$357.7K
Cap Rate 7%
$255,471
$255.5K
Cap Rate 9%
$198,700
$198.7K
Market Conditions
NOI Build-Up for 2,048 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
$27.0K $13.20/SF
− Vacancy
−$1.5K −$0.73/SF
EGI
$25.5K $12.47/SF
− OpEx
−$7.7K −$3.74/SF
NOI
$17.9K $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%
$357,660
Cap Rate 7%
$255,471
Cap Rate 9%
$198,700
Alternative Uses
Best Use
Multifamily LT 5
$255.5K
$223.5K – $298.1K
NOI $17,883 @ 7.0% cap · market cap 4.47%
Second Best
Apartment 5plus
$238.0K
$208.2K – $277.6K
NOI $16,658 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$477.5K
$417.8K – $557.1K
NOI $33,423 @ 7.0% cap · market cap 8.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
403
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
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 - Side-by-side duplex featuring two 2-bedroom, 1-bath units, each with a 1-car garage and full basements.
Where is this duplex located?
The property is located at 1665 West Paulson Road Green Bay, WI.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Side‑by‑side duplex built in 1974 with two units, each offering 2 bedrooms and 1 bathroom; Each unit includes its own 1‑car garage; Full basements under both units, including sump pump
