Side-by-Side Bi-Level
For Sale
$299,900
1666 VICTORIA Court, Green Bay, WI 54302
Two attached residential units offer separate garages, a spacious backyard, and convenient access to transit and shopping.
Property Size1,966 SF
Price / SF$152.54
Days on Market17
Property Features for 1666 VICTORIA Court
General Information
Standard status
Active
Size
1,966 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$4,053
Building Details
Building Size
1,966 SF
Year Built
1989
Listing Agency:
Shorewest, Realtors
(920) 593-4105
Listed By:
Craig A. Francois · License #91-936003
(920) 593-4105
Source:
C21ace
Added: Aug 13
Changed: Aug 20
Last Checked: Aug 29 at 3:19PM
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 Shorewest, Realtors
Investment Insights
Based on property information with market context.
This side-by-side bi-level duplex was built in 1989 and contains 1966 SF. The property includes two residential sides, each with an attached 2 car garage, along with a spacious backyard and included appliances. The layout features nice-sized rooms and a configuration that differs from a standard duplex design.
The 1666 side is occupied by a tenant with more than 6 years of tenancy, while the 1668 side is vacant. Situated at the end of a cul-de-sac, the property is near bus lines and shopping in Green Bay, Wisconsin.
The 1666 side is occupied by a tenant with more than 6 years of tenancy, while the 1668 side is vacant. Situated at the end of a cul-de-sac, the property is near bus lines and shopping in Green Bay, Wisconsin.
Key Highlights
- Side‑by‑side bi‑level duplex with 1966 SF
- 1668 side is vacant; 1666 side is occupied by a tenant with over 6 years of tenancy
- Attached 2 car garages for each side
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
$17,167
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
5.72%
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%
$343,340
$343.3K
Cap Rate 7%
$245,243
$245.2K
Cap Rate 9%
$190,744
$190.7K
Market Conditions
NOI Build-Up for 1,966 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
$26.0K $13.20/SF
− Vacancy
−$1.4K −$0.73/SF
EGI
$24.5K $12.47/SF
− OpEx
−$7.4K −$3.74/SF
NOI
$17.2K $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%
$343,340
Cap Rate 7%
$245,243
Cap Rate 9%
$190,744
Alternative Uses
Best Use
Multifamily LT 5
$245.2K
$214.6K – $286.1K
NOI $17,167 @ 7.0% cap · market cap 5.72%
Second Best
Apartment 5plus
$228.4K
$199.9K – $266.5K
NOI $15,991 @ 7.0% cap · market cap 5.33%
Theoretical Best
Office A
$458.4K
$401.1K – $534.8K
NOI $32,085 @ 7.0% cap · market cap 10.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
478
Businesses Nearby
Explore this area
Business Placement
Demographics for 54302, WI
31,327
Population
13,390
Households
2.3
Avg Household Size
34
Median Age
19%
College-Educated
81%
High-School Grad
9.2 sq mi
ZIP Area
3,405
Density / Sq Mi
$55,772
Median Household Income
$37,257
Median Earnings
$881
Median Rent
$164,500
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 attached residential units offer separate garages, a spacious backyard, and convenient access to transit and shopping.
Where is this duplex located?
The property is located at 1666 VICTORIA Court Green Bay, WI.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Side‑by‑side bi‑level duplex with 1966 SF; 1668 side is vacant; 1666 side is occupied by a tenant with over 6 years of tenancy; Attached 2 car garages for each side
