Duplex with New
For Sale
$480,000
251-255 Goehl Road, Waterloo, WI 53594
Residential duplex with a porch, laundry area, and one side scheduled to be vacant June 1.
Property Size2,600 SF
Price / SF$184.62
Days on Market128
Property Features for 251-255 Goehl Road
General Information
Standard status
Active
Size
2,600 SF
Property subtype
Multi Family / Duplex-side by side
Zoning
RES
Amenities
Electric
Other
Personal property of the resident
2
Vinyl, Aluminum/Steel, Wood, Aluminum Trim, Composition
Building Details
Year Built
1990
Units
2
Listing Agency:
The Lang Group
(920) 988-5384
Listed By:
Keri Sellnow · License #31564-94
(920) 988-5384
Source:
Compass
Added: Apr 27
Changed: Aug 31
Last Checked: Aug 30 at 10:36AM
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 Lang Group
Investment Insights
Based on property information with market context.
This duplex on Goehl Road in Waterloo includes kitchen and dining areas with cabinet storage, dedicated laundry space, and a 3-4-season porch extending the living area. One side is scheduled to be vacant June 1, providing an opportunity for owner occupancy or continued rental use. The property carries RES zoning and was built in 1990.
A new roof was installed this spring. Exterior materials include vinyl, aluminum/steel, wood, aluminum trim, and composition elements. The property is located near clinics, shopping, and the library. Zero-lot-line documents and new surveys are expected to be on file at closing.
A new roof was installed this spring. Exterior materials include vinyl, aluminum/steel, wood, aluminum trim, and composition elements. The property is located near clinics, shopping, and the library. Zero-lot-line documents and new surveys are expected to be on file at closing.
Key Highlights
- Duplex with RES zoning
- New roof installed this spring
- One side scheduled to be vacant June 1
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
$27,568
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
5.74%
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%
$551,360
$551.4K
Cap Rate 7%
$393,829
$393.8K
Cap Rate 9%
$306,311
$306.3K
Market Conditions
NOI Build-Up for 2,600 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
$42.1K $16.20/SF
− Vacancy
−$2.7K −$1.05/SF
EGI
$39.4K $15.15/SF
− OpEx
−$11.8K −$4.54/SF
NOI
$27.6K $10.60/SF
Area
Jefferson County, WI
Vacancy
6.50%
Lease Rate
$16.20 /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%
$551,360
Cap Rate 7%
$393,829
Cap Rate 9%
$306,311
Alternative Uses
Best Use
Multifamily LT 5
$393.8K
$344.6K – $459.5K
NOI $27,568 @ 7.0% cap · market cap 5.74%
Second Best
Apartment 5plus
$348.6K
$305.0K – $406.7K
NOI $24,402 @ 7.0% cap · market cap 5.08%
Theoretical Best
Office A
$610.3K
$534.0K – $712.0K
NOI $42,719 @ 7.0% cap · market cap 8.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
63
Businesses Nearby
Explore this area
Business Placement
Demographics for 53594, WI
5,324
Population
2,308
Households
2.3
Avg Household Size
42
Median Age
24%
College-Educated
92%
High-School Grad
72.7 sq mi
ZIP Area
73
Density / Sq Mi
$80,000
Median Household Income
$46,206
Median Earnings
$990
Median Rent
$236,900
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 - Residential duplex with a porch, laundry area, and one side scheduled to be vacant June 1.
Where is this duplex located?
The property is located at 251-255 Goehl Road Waterloo, 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: Duplex with RES zoning; New roof installed this spring; One side scheduled to be vacant June 1
