Updated Four-Unit
New
For Sale
$399,900
305 S MAPLE Street, Black Creek, WI 54106
Residential Income, BLACK CREEK, WI
Property Size3,520 SF
Lot Size0.34 Acres
Price / SF$113.61
Days on Market3
Property Features for 305 S MAPLE Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Residential
Elementary school district
Seymour Community
Middle school district
Seymour Community
High school district
Seymour Community
Directions
Hwy 54 to Maple St.
Standard status
Active
APN
220039404
Size
3,520 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4428
Utilities
Sewer type
Public Sewer
Heating system
Radiant
Water source
Public
Amenities
storage units
coin-operated laundry
Building Details
Year built
1965
Number of units
4
Building materials
Brick, Vinyl Siding
Listing Agency:
Keller Williams Green Bay · Keller Williams Realty
(920) 632-7702
Listed By:
Kathleen M. Charlier
(920) 366-9858
Added: Sep 22
Changed: Sep 24
Last Checked: Sep 24 at 10:06PM
MLS# 50333051
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 1965 quadplex contains 3,520 square feet arranged as four residential units. Each apartment offers 880 square feet with two bedrooms and one bathroom. The building has a brick and vinyl siding exterior, radiant heat, and a basement with individual storage areas plus coin-operated laundry equipment. Recent capital work includes a 2023 roof, a 2021 boiler, three 2025 water heaters, and 2011 improvements to the windows, siding, and insulation.
The property is located at 305 S MAPLE Street in Black Creek, Wisconsin, within a residential zoning designation. Public water and public sewer serve the building. Appleton and Green Bay are each approximately a 20-minute drive away.
The property is located at 305 S MAPLE Street in Black Creek, Wisconsin, within a residential zoning designation. Public water and public sewer serve the building. Appleton and Green Bay are each approximately a 20-minute drive away.
Key Highlights
- Four residential units, each with 880 square feet, 2 BR, and 1 BA
- 3,520‑square‑foot quadplex 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
NOI $26,826 @ 7.0% cap · market cap 6.71%
Second Best
Apartment 5plus
$358.7K
$313.9K – $418.5K
NOI $25,109 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$970.5K
$849.2K – $1.13M
NOI $67,936 @ 7.0% cap · market cap 16.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
141
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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?
Quadplex - Residential property with refreshed major systems, basement storage, and shared coin-operated laundry facilities.
Where is this quadplex located?
The property is located at 305 S MAPLE Street 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, 2 BR, and 1 BA; 3,520‑square‑foot quadplex built in 1965; Roof replaced in 2023 and boiler updated in 2021
