Turn-Key Duplex with Large
For Sale
$149,900
Pending
208 West Oak Street, Boscobel, WI 53805
Duplex offers two full baths, multiple bedrooms across both units, and a level back yard with alley access.
Property Size1,667 SF
Days on Market135
Property Features for 208 West Oak Street
General Information
Standard status
Pending
Size
1,667 SF
Property subtype
Multi Family / Duplex-side by side
Zoning
Res
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,859
Amenities
Partial, Outside entry only
Natural Gas
Forced air
All other personal property of the seller and tenant
2 Stove's and 2 Refrigerator's
2
Vinyl
Building Details
Year Built
1900
Units
2
Tenancy
Multi
Listing Agency:
Jon Miles Real Estate
(608) 988-7400
Listed By:
Jonathan Miles · License #52646-90
(608) 988-7400
Source:
Compass
Added: Apr 18
Changed: Aug 25
Last Checked: Aug 29 at 2:29PM
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 Jon Miles Real Estate
Investment Insights
Based on property information with market context.
This turn-key duplex provides two separate units with nicely sized living rooms and kitchens, along with full baths featuring tubs for both sides. The east side includes one large bedroom upstairs plus an open area that can be used for storage or office space. The west side offers one bedroom on the main level and a large bedroom upstairs.
Located for convenience near downtown amenities, the property is walkable to nearby needs. A laundromat sits next door, and the property includes a level, large back yard with alley access.
Each unit is configured with bedrooms on both levels, making for straightforward, self-contained layouts within the duplex building.
Located for convenience near downtown amenities, the property is walkable to nearby needs. A laundromat sits next door, and the property includes a level, large back yard with alley access.
Each unit is configured with bedrooms on both levels, making for straightforward, self-contained layouts within the duplex building.
Key Highlights
- Duplex investment property built in 1900, featuring two full baths with tubs
- Two‑unit layout with multiple bedrooms across both units: east side has 1 large upstairs bedroom plus open storage/office area
- West side includes 1 bedroom on the main level and a large bedroom upstairs
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
$13,462
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
8.98%
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%
$269,240
$269.2K
Cap Rate 7%
$192,314
$192.3K
Cap Rate 9%
$149,578
$149.6K
Market Conditions
NOI Build-Up for 1,667 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
$26.6K $15.96/SF
− Vacancy
−$2.1K −$1.28/SF
EGI
$24.5K $14.68/SF
− OpEx
−$11.0K −$6.61/SF
NOI
$13.5K $8.08/SF
Area
Grant County, WI
Vacancy
8.00%
Lease Rate
$15.96 /SF/Yr
Expense Ratio
45.00%
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%
$269,240
Cap Rate 7%
$192,314
Cap Rate 9%
$149,578
Alternative Uses
Best Use
Multifamily LT 5
$208.9K
$182.8K – $243.7K
NOI $14,621 @ 7.0% cap · market cap 9.75%
Second Best
Apartment 5plus
$192.3K
$168.3K – $224.4K
NOI $13,462 @ 7.0% cap · market cap 8.98%
Theoretical Best
Office A
$461.5K
$403.8K – $538.4K
NOI $32,305 @ 7.0% cap · market cap 21.55%
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
374
Businesses Nearby
Explore this area
Business Placement
Demographics for 53805, WI
5,395
Population
2,358
Households
2.3
Avg Household Size
41
Median Age
16%
College-Educated
89%
High-School Grad
131.9 sq mi
ZIP Area
41
Density / Sq Mi
$57,137
Median Household Income
$36,425
Median Earnings
$687
Median Rent
$147,300
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 - Duplex offers two full baths, multiple bedrooms across both units, and a level back yard with alley access.
Where is this duplex located?
The property is located at 208 West Oak Street Boscobel, WI.
What is the asking price?
The asking price for this property is $149,900.
What are key features of this property?
This property features: Duplex investment property built in 1900, featuring two full baths with tubs; Two‑unit layout with multiple bedrooms across both units: east side has 1 large upstairs bedroom plus open storage/office area; West side includes 1 bedroom on the main level and a large bedroom upstairs
