Duplex with Detached
For Sale
$194,900
2041 N 13th St, Sheboygan, WI 53081
Two occupied residences offer separate utilities, basement areas, and distinct interior features.
Property Size1,956 SF
Price / SF$99.64
Days on Market43
Property Features for 2041 N 13th St
General Information
Standard status
Active
Size
1,956 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1910
Buildings
1
Tenancy
Multi
Listing Agency:
The Kramer Group LLC
(920) 226-1167
Listed By:
Cory Kramer
Source:
Nikolicgroup
Added: Jul 21
Changed: Aug 30
Last Checked: Aug 31 at 6:27PM
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 The Kramer Group LLC
Investment Insights
Based on property information with market context.
Built in 1910, this 1,956-square-foot duplex contains two occupied units, each with 2 bedrooms, 1 bath, a living room, and a formal dining area. Separate basements and utilities serve the residences. The upper unit provides access to a walk-up attic, while the lower unit includes built-in features and additional living space.
The property also includes a detached 2-car garage. Its two-unit configuration, individual utility service, and basement areas provide clearly separated residential spaces within the building.
The property also includes a detached 2-car garage. Its two-unit configuration, individual utility service, and basement areas provide clearly separated residential spaces within the building.
Key Highlights
- Two‑unit duplex with both residences occupied
- Each unit includes 2 bedrooms, 1 bath, living room, and formal dining area
- 1,956 square feet; built in 1910
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
$16,476
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
8.45%
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%
$329,520
$329.5K
Cap Rate 7%
$235,371
$235.4K
Cap Rate 9%
$183,067
$183.1K
Market Conditions
NOI Build-Up for 1,956 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
$24.6K $12.60/SF
− Vacancy
−$1.1K −$0.57/SF
EGI
$23.5K $12.03/SF
− OpEx
−$7.1K −$3.61/SF
NOI
$16.5K $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%
$329,520
Cap Rate 7%
$235,371
Cap Rate 9%
$183,067
Alternative Uses
Best Use
Multifamily LT 5
$235.4K
$206.0K – $274.6K
NOI $16,476 @ 7.0% cap · market cap 8.45%
Second Best
Apartment 5plus
$218.9K
$191.5K – $255.4K
NOI $15,323 @ 7.0% cap · market cap 7.86%
Theoretical Best
Office A
$426.3K
$373.0K – $497.3K
NOI $29,840 @ 7.0% cap · market cap 15.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
613
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 - Two occupied residences offer separate utilities, basement areas, and distinct interior features.
Where is this duplex located?
The property is located at 2041 N 13th St Sheboygan, WI.
What is the asking price?
The asking price for this property is $194,900.
What are key features of this property?
This property features: Two‑unit duplex with both residences occupied; Each unit includes 2 bedrooms, 1 bath, living room, and formal dining area; 1,956 square feet; built in 1910
