Two-Unit Duplex with Attached
For Sale
$197,000
2006 S 11th St, Sheboygan, WI 53081
A remodeled upper unit complements a lower residence with an attached garage and an established tenancy.
Property Size1,466 SF
Price / SF$134.38
Days on Market12
Property Features for 2006 S 11th St
General Information
Standard status
Active
Size
1,466 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Building Details
Year Built
1890
Listing Agency:
Coldwell Banker Realty
(920) 254-9199
Listed By:
Jorge Munoz
Source:
Nikolicgroup
Added: Aug 19
Changed: Aug 29
Last Checked: Aug 29 at 10:52PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This 1,466-square-foot duplex contains two separate two-bedroom residences. The lower unit includes an attached garage and is occupied by a long-term tenant under a lease extending through November 2026. The upper unit has been fully remodeled and is ready for occupancy.
Built in 1890, the property is located at 2006 S 11th St in Sheboygan, near schools and parks. Its two-unit configuration supports either continued rental operation or an owner-occupant arrangement with a second residence producing rental income.
Built in 1890, the property is located at 2006 S 11th St in Sheboygan, near schools and parks. Its two-unit configuration supports either continued rental operation or an owner-occupant arrangement with a second residence producing rental income.
Key Highlights
- Two‑unit duplex with two‑bedroom lower and upper residences
- 1,466‑square‑foot property built in 1890
- Lower unit includes an attached garage
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
$12,348
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
6.27%
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%
$246,960
$247.0K
Cap Rate 7%
$176,400
$176.4K
Cap Rate 9%
$137,200
$137.2K
Market Conditions
NOI Build-Up for 1,466 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
$18.5K $12.60/SF
− Vacancy
−$831 −$0.57/SF
EGI
$17.6K $12.03/SF
− OpEx
−$5.3K −$3.61/SF
NOI
$12.3K $8.42/SF
Area
Sheboygan County, WI
Vacancy
4.50%
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%
$246,960
Cap Rate 7%
$176,400
Cap Rate 9%
$137,200
Alternative Uses
Best Use
Multifamily LT 5
$176.4K
$154.4K – $205.8K
NOI $12,348 @ 7.0% cap · market cap 6.27%
Second Best
Apartment 5plus
$164.1K
$143.6K – $191.4K
NOI $11,484 @ 7.0% cap · market cap 5.83%
Theoretical Best
Office A
$319.5K
$279.6K – $372.8K
NOI $22,365 @ 7.0% cap · market cap 11.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
782
Businesses Nearby
Explore this area
Business Placement
Demographics for 53081, WI
43,465
Population
20,121
Households
2.2
Avg Household Size
38
Median Age
22%
College-Educated
90%
High-School Grad
23.3 sq mi
ZIP Area
1,865
Density / Sq Mi
$62,401
Median Household Income
$42,329
Median Earnings
$866
Median Rent
$169,700
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 - A remodeled upper unit complements a lower residence with an attached garage and an established tenancy.
Where is this duplex located?
The property is located at 2006 S 11th St Sheboygan, WI.
What is the asking price?
The asking price for this property is $197,000.
What are key features of this property?
This property features: Two‑unit duplex with two‑bedroom lower and upper residences; 1,466‑square‑foot property built in 1890; Lower unit includes an attached garage
