Two-Unit Duplex with
For Sale
$359,000
306-308 North East Street, La Valle, WI 53941
R1-zoned residential property with separate living accommodations and attached garages.
Property Size2,980 SF
Price / SF$120.47
Days on Market161
Property Features for 306-308 North East Street
General Information
Standard status
Active
Size
2,980 SF
Property subtype
Multi Family / Duplex-side by side
Zoning
R1
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,211
Amenities
Full, Finished, Poured concrete foundatn
Natural Gas
Forced air
Unit 1 - Seller's Personal Property, freezer in garage Unit 2 - Tenant's Personal Property
Unit 1 - Stove, Refrigerator, Dishwasher, Washer, Dryer Unit 2 - Stove, Refrigerator, Dishwasher, Washer, Dryer
2
Vinyl
Building Details
Year Built
1996
Buildings
1
Units
2
Listing Agency:
Gavin Brothers Auctioneers LLC
(608) 524-6416
Listed By:
Jaime Fearing · License #98762-94
(608) 524-6416
Source:
Compass
Added: Mar 23
Changed: Aug 29
Last Checked: Aug 29 at 1:59PM
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 Gavin Brothers Auctioneers LLC
Investment Insights
Based on property information with market context.
This two-unit residential property contains 2,980 square feet and was built in 1996. Unit 1 offers 3 bedrooms, 2 full bathrooms, an attached garage, additional storage, laundry, and an upper deck. Unit 2 includes 2 bedrooms, 1.5 bathrooms, an attached garage, and laundry. Both units are equipped with a stove, refrigerator, dishwasher, washer, and dryer.
The building has vinyl exterior siding, a full finished poured concrete foundation, natural gas, and forced-air heat. A new roof was installed in October 2022, and Unit 2 has an updated water heater. The property is located at 306-308 North East Street in La Valle, Wisconsin, and is zoned R1.
The building has vinyl exterior siding, a full finished poured concrete foundation, natural gas, and forced-air heat. A new roof was installed in October 2022, and Unit 2 has an updated water heater. The property is located at 306-308 North East Street in La Valle, Wisconsin, and is zoned R1.
Key Highlights
- 2,980 SF duplex built in 1996
- Unit 1: 3 bedrooms, 2 full bathrooms, attached garage, storage, laundry, and upper deck
- Unit 2: 2 bedrooms, 1.5 bathrooms, attached garage, laundry, and updated water heater
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
$27,204
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
7.58%
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%
$544,080
$544.1K
Cap Rate 7%
$388,629
$388.6K
Cap Rate 9%
$302,267
$302.3K
Market Conditions
NOI Build-Up for 2,980 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
$41.1K $13.80/SF
− Vacancy
−$2.3K −$0.76/SF
EGI
$38.9K $13.04/SF
− OpEx
−$11.7K −$3.91/SF
NOI
$27.2K $9.13/SF
Area
Sauk County, WI
Vacancy
5.50%
Lease Rate
$13.80 /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%
$544,080
Cap Rate 7%
$388,629
Cap Rate 9%
$302,267
Alternative Uses
Best Use
Multifamily LT 5
$388.6K
$340.1K – $453.4K
NOI $27,204 @ 7.0% cap · market cap 7.58%
Second Best
Apartment 5plus
$352.3K
$308.3K – $411.1K
NOI $24,664 @ 7.0% cap · market cap 6.87%
Theoretical Best
Office A
$603.2K
$527.8K – $703.8K
NOI $42,225 @ 7.0% cap · market cap 11.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
65
Businesses Nearby
Explore this area
Business Placement
Demographics for 53941, WI
3,044
Population
1,837
Households
1.7
Avg Household Size
44
Median Age
26%
College-Educated
91%
High-School Grad
68.7 sq mi
ZIP Area
44
Density / Sq Mi
$80,518
Median Household Income
$40,533
Median Earnings
$794
Median Rent
$252,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - R1-zoned residential property with separate living accommodations and attached garages.
Where is this duplex located?
The property is located at 306-308 North East Street La Valle, WI.
What is the asking price?
The asking price for this property is $359,000.
What are key features of this property?
This property features: 2,980 SF duplex built in 1996; Unit 1: 3 bedrooms, 2 full bathrooms, attached garage, storage, laundry, and upper deck; Unit 2: 2 bedrooms, 1.5 bathrooms, attached garage, laundry, and updated water heater
