4-Unit Multifamily
For Sale
$575,000
Pending
325 Sentinel Drive, Waukesha, WI 53189
Original four-family layout with shared laundry, tenant storage, multiple HVAC systems, and driveway parking.
Property Size4,446 SF
Days on Market177
Property Features for 325 Sentinel Drive
General Information
Standard status
Pending
Size
4,446 SF
Property subtype
Multi-Family / Multi-Family
Amenities
Laundry Facilities, Block, Walk Out/Outer Door, Full, Yes
Aluminum Siding, Vinyl, Brick
Building Details
Year Built
1972
Listing Agency:
Shorewest Realtors, Inc.
(414) 915-8908
Listed By:
Suzanne Osum · License #37332-94
(414) 915-8908
Source:
Compass
Added: Mar 5
Changed: Aug 29
Last Checked: Aug 29 at 6:20PM
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 Shorewest Realtors, Inc.
Investment Insights
Based on property information with market context.
This 4,446-square-foot multifamily property retains its original four-unit configuration and was built in 1972. The fourth unit’s kitchen may be restored to support a return to four-family use, subject to verification with the City of Waukesha Planning Department. The building also includes two finished lower-level recreation rooms, each approximately 20' x 14'8.5", along with shared laundry and tenant storage.
Property features include four HVAC systems, newer windows, hardwood bedroom flooring, laminate plank flooring, and a newer kitchen in Unit #3. Two exits serve each floor, with an additional basement staircase. Driveway parking accommodates 6+ vehicles. The property is being offered AS-IS as part of a 1031 Exchange.
Property features include four HVAC systems, newer windows, hardwood bedroom flooring, laminate plank flooring, and a newer kitchen in Unit #3. Two exits serve each floor, with an additional basement staircase. Driveway parking accommodates 6+ vehicles. The property is being offered AS-IS as part of a 1031 Exchange.
Key Highlights
- Original 4‑unit layout with potential to restore the fourth unit kitchen, subject to City of Waukesha Planning Department verification
- Approximately 4,446 sq ft above grade per Assessor
- Two finished lower‑level rec rooms, each approximately 20' x 14'8.5"
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
$51,002
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
8.87%
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%
$1,020,040
$1.0M
Cap Rate 7%
$728,600
$728.6K
Cap Rate 9%
$566,689
$566.7K
Market Conditions
NOI Build-Up for 4,446 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
$76.3K $17.16/SF
− Vacancy
−$3.4K −$0.77/SF
EGI
$72.9K $16.39/SF
− OpEx
−$21.9K −$4.92/SF
NOI
$51.0K $11.47/SF
Area
Waukesha County, WI
Vacancy
4.50%
Lease Rate
$17.16 /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%
$1,020,040
Cap Rate 7%
$728,600
Cap Rate 9%
$566,689
Alternative Uses
Best Use
Multifamily LT 5
$728.6K
$637.5K – $850.0K
NOI $51,002 @ 7.0% cap · market cap 8.87%
Second Best
Apartment 5plus
$674.7K
$590.3K – $787.1K
NOI $47,227 @ 7.0% cap · market cap 8.21%
Theoretical Best
Flex RnD
$2.27M
$1.99M – $2.65M
NOI $158,838 @ 7.0% cap · market cap 27.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
637
Businesses Nearby
Explore this area
Business Placement
Demographics for 53189, WI
26,846
Population
10,443
Households
2.6
Avg Household Size
42
Median Age
45%
College-Educated
97%
High-School Grad
47.8 sq mi
ZIP Area
562
Density / Sq Mi
$114,555
Median Household Income
$58,501
Median Earnings
$1,206
Median Rent
$372,600
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?
Quadplex - Original four-family layout with shared laundry, tenant storage, multiple HVAC systems, and driveway parking.
Where is this quadplex located?
The property is located at 325 Sentinel Drive Waukesha, WI.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Original 4‑unit layout with potential to restore the fourth unit kitchen, subject to City of Waukesha Planning Department verification; Approximately 4,446 sq ft above grade per Assessor; Two finished lower‑level rec rooms, each approximately 20' x 14'8.5"
