Building Details

Year Built 1965

Buildings 1

Listed By: Tiffany Holtz | Coldwell Banker Show Phone

Source: Tiffanyholtz

Added: Sep 24 Last Checked: Sep 24 at 2:10PM

Report an Issue

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 Tiffany Holtz | Coldwell Banker

Investment Insights

Based on property information with market context.

This 3,520-square-foot quadplex contains four units, each measuring 880 square feet and configured with two bedrooms and one bathroom. The property was built in 1965. Improvements include a 2023 roof, a 2021 boiler, three water heaters installed in 2025, and windows, siding, and insulation updated in 2011.

Basement amenities include individual storage areas and coin-operated laundry equipment. The property is at 305 S Maple St in Black Creek, with a stated drive of 20 minutes to both Appleton and Green Bay.

Key Highlights

• Four residential units, each with 880 square feet, two bedrooms, and one bathroom
• 3,520 square feet total; built in 1965
• Roof replaced in 2023 and boiler updated in 2021

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

$26,826

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

6.71%

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%

$536,520 $536.5K

Cap Rate 7%

$383,229 $383.2K

Cap Rate 9%

$298,067 $298.1K

Market Conditions

NOI Build-Up for 3,520 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

$40.1K $11.40/SF

− Vacancy

−$1.8K −$0.51/SF

EGI

$38.3K $10.89/SF

− OpEx

−$11.5K −$3.27/SF

NOI

$26.8K $7.62/SF

Area

Outagamie County, WI

Vacancy

4.50%

Lease Rate

$11.40 /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%

$536,520

Cap Rate 7%

$383,229

Cap Rate 9%

$298,067

Alternative Uses

Best Use

Multifamily LT 5

$383.2K

$335.3K – $447.1K (±1% cap)

NOI $26,826 @ 7.0% cap · market cap 6.71%

Second Best

Apartment 5plus

$358.7K

$313.9K – $418.5K (±1% cap)

NOI $25,109 @ 7.0% cap · market cap 6.28%

Theoretical Best

Office A

$970.5K

$849.2K – $1.13M (±1% cap)

NOI $67,936 @ 7.0% cap · market cap 16.99%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Quadplexes

Suggested Use

Top Pick Auto Parts Store Dental Office Hair Salon Catering Service Nail Salon Cafe & Coffee Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

4

Residential units

Location Intelligence

Trade Area within ½ mile

134

Businesses Nearby

Explore this area Business Placement

Demographics for 54106, WI

4,674

Population

2,169

Households

2.2

Avg Household Size

41

Median Age

14%

College-Educated

94%

High-School Grad

87.4 sq mi

ZIP Area

53

Density / Sq Mi

$88,606

Median Household Income

$50,342

Median Earnings

$764

Median Rent

$254,500

Median Home Value

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this quadplexes located? What is the asking price? Find similar properties What are key features of this property?

Similar For Sale Nearby

Updated Four-Unit Quadplex

305 S MAPLE Street, Black Creek, WI 54106

$399,900

3,520 SF

View details

Two-Story Supper Club Restaurant

Black Creek, WI 54106

$374,900

5,600 SF

View details

Turn-Key Commercial Kitchen Opportunity

303 N Main Street, Black Creek, WI 54106

Contact for pricing

1,200 SF

View details

Frequently Asked Questions

What type of property is this?

Quadplex - Each residence has a two-bedroom, one-bath layout, with basement storage and shared coin-operated laundry.

Where is this quadplex located?

The property is located at 305 S Maple St Black Creek, WI.

What is the asking price?

The asking price for this property is $399,900.

What are key features of this property?

This property features: Four residential units, each with 880 square feet, two bedrooms, and one bathroom; 3,520 square feet total; built in 1965; Roof replaced in 2023 and boiler updated in 2021