Side-by-Side Duplex with
For Sale
$480,000
2380 RIVERVIEW Drive, Green Bay, WI 54313
Residential Income, GREEN BAY, WI
Property Size3,400 SF
Lot Size1.12 Acres
Price / SF$141.18
Days on Market38
Property Features for 2380 RIVERVIEW Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
2 Family/Duplex
Parking
2
Elementary school district
Howard-Suamico
Middle school district
Howard-Suamico
High school district
Howard-Suamico
Directions
Hwy 41 to Velp Ave exit. West on Velp Ave. Right on Riverview Dr. Home approx. 0.3 miles on right.
Standard status
Active
APN
VH-453-1
Size
3,400 SF
Lot size
1.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3748
Utilities
Sewer type
Public Sewer
Heating system
Oil
Water source
Public
Amenities
in-unit laundry
Building Details
Year built
1996
Number of units
2
Building materials
Brick, Vinyl Siding
Listing Agency:
Realty One Group Haven
(920) 574-2637
Listed By:
Tina Ray · License #91938708
(920) 716-3456
Added: Jul 16
Changed: Aug 21
Last Checked: Aug 22 at 10:06AM
MLS# 50330568
Copyright © 2026 Realtor Association of Northeast Wisconsin. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This side-by-side duplex contains 3,400 square feet across two residential units, each with living space, a kitchen, and in-unit laundry. Built in 1996, the property features brick and vinyl siding construction, oil heating, public water, and public sewer. The property is being sold as-is and is zoned 2 Family/Duplex.
The duplex occupies 1.12 acres in Green Bay’s Village of Howard area. Parks, schools, and shopping are nearby, with access to Hwy 41 providing a direct regional connection. The property offers a two-unit configuration suited to residential income use, owner occupancy, or continued rental operation.
The duplex occupies 1.12 acres in Green Bay’s Village of Howard area. Parks, schools, and shopping are nearby, with access to Hwy 41 providing a direct regional connection. The property offers a two-unit configuration suited to residential income use, owner occupancy, or continued rental operation.
Key Highlights
- Side‑by‑side duplex with 2 residential units
- 3,400 square feet on 1.12 acres
- Each unit includes in‑unit laundry and a functional kitchen
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
$29,688
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
6.19%
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%
$593,760
$593.8K
Cap Rate 7%
$424,114
$424.1K
Cap Rate 9%
$329,867
$329.9K
Market Conditions
NOI Build-Up for 3,400 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
$44.9K $13.20/SF
− Vacancy
−$2.5K −$0.73/SF
EGI
$42.4K $12.47/SF
− OpEx
−$12.7K −$3.74/SF
NOI
$29.7K $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%
$593,760
Cap Rate 7%
$424,114
Cap Rate 9%
$329,867
Alternative Uses
Best Use
Multifamily LT 5
$424.1K
$371.1K – $494.8K
NOI $29,688 @ 7.0% cap · market cap 6.19%
Second Best
Apartment 5plus
$395.1K
$345.7K – $460.9K
NOI $27,655 @ 7.0% cap · market cap 5.76%
Theoretical Best
Office A
$792.7K
$693.6K – $924.8K
NOI $55,488 @ 7.0% cap · market cap 11.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
344
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with separate living spaces, functional kitchens, and on-site laundry in each unit.
Where is this duplex located?
The property is located at 2380 RIVERVIEW Drive Green Bay, WI.
What is the asking price?
The asking price for this property is $480,000.
What are key features of this property?
This property features: Side‑by‑side duplex with 2 residential units; 3,400 square feet on 1.12 acres; Each unit includes in‑unit laundry and a functional kitchen
