Side-by-Side Duplex with River
New
For Sale
$227,000
2460 2nd Avenue South, Wisconsin Rapids, WI 54495
Two residential units offer open living areas, private decks, enclosed garages, and convenient access to boating and parks.
Property Size1,200 SF
Price / SF$189.17
Days on Market2
Property Features for 2460 2nd Avenue South
General Information
Standard status
Active
Size
1,200 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Amenities
laundry room
deck
Building Details
Year Built
1983
Listing Agency:
Nai Pfefferle
Listed By:
Kelly Weiler
(715) 965-1234
Source:
Familytreerealtyllc
Added: Sep 13
Last Checked: Sep 13 at 2:42PM
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 Nai Pfefferle
Investment Insights
Based on property information with market context.
Built in 1983, this side-by-side duplex includes two residential units of approximately 1,200 square feet each. Both units feature two bedrooms, 1.5 baths, an open living, dining, and kitchen arrangement, plus a dedicated laundry room. Each side also has an enclosed garage, additional parking, and a raised deck. A wooded backyard provides a natural outdoor setting.
The property is located at 2460 2nd Avenue South in Wisconsin Rapids, near the Wisconsin River and a public boat launch positioned almost directly across the street. Behn Hansen Park, the Firemen's Memorial picnic area, paved walking, running, and biking trails, and river boating and fishing are all nearby.
The property is located at 2460 2nd Avenue South in Wisconsin Rapids, near the Wisconsin River and a public boat launch positioned almost directly across the street. Behn Hansen Park, the Firemen's Memorial picnic area, paved walking, running, and biking trails, and river boating and fishing are all nearby.
Key Highlights
- Side‑by‑side duplex with 2 units, each approximately 1,200 sq. ft.
- Each unit includes 2 bedrooms and 1.5 baths
- Open living, dining, and kitchen layouts with dedicated laundry rooms
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
$7,925
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
3.49%
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%
$158,500
$158.5K
Cap Rate 7%
$113,214
$113.2K
Cap Rate 9%
$88,056
$88.1K
Market Conditions
NOI Build-Up for 1,200 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
$12.2K $10.20/SF
− Vacancy
−$918 −$0.77/SF
EGI
$11.3K $9.44/SF
− OpEx
−$3.4K −$2.83/SF
NOI
$7.9K $6.60/SF
Area
Wood County, WI
Vacancy
7.50%
Lease Rate
$10.20 /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%
$158,500
Cap Rate 7%
$113,214
Cap Rate 9%
$88,056
Alternative Uses
Best Use
Multifamily LT 5
$113.2K
$99.1K – $132.1K
NOI $7,925 @ 7.0% cap · market cap 3.49%
Second Best
Apartment 5plus
$105.4K
$92.3K – $123.0K
NOI $7,381 @ 7.0% cap · market cap 3.25%
Theoretical Best
Specialty Retail
$232.8K
$203.7K – $271.6K
NOI $16,296 @ 7.0% cap · market cap 7.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 54495, WI
7,638
Population
3,605
Households
2.1
Avg Household Size
40
Median Age
12%
College-Educated
91%
High-School Grad
104.0 sq mi
ZIP Area
73
Density / Sq Mi
$49,476
Median Household Income
$32,586
Median Earnings
$804
Median Rent
$117,900
Median Home Value
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer open living areas, private decks, enclosed garages, and convenient access to boating and parks.
Where is this duplex located?
The property is located at 2460 2nd Avenue South Wisconsin Rapids, WI.
What is the asking price?
The asking price for this property is $227,000.
What are key features of this property?
This property features: Side‑by‑side duplex with 2 units, each approximately 1,200 sq. ft.; Each unit includes 2 bedrooms and 1.5 baths; Open living, dining, and kitchen layouts with dedicated laundry rooms
