Duplex with Storage
For Sale
$199,900
326 W Spring Street 1 & 2, Chippewa Falls, WI 54729
Two residential units include separate storage sheds and month-to-month tenant leases.
Property Size1,824 SF
Price / SF$109.59
Days on Market43
Property Features for 326 W Spring Street 1 & 2
General Information
Standard status
Active
Size
1,824 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
storage shed
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
Donnellan Real Estate
(715) 600-4604
Listed By:
Adrian Ong · License #9707594
Source:
Homcentric
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 30 at 8:05PM
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 Donnellan Real Estate
Investment Insights
Based on property information with market context.
This duplex contains 1,824 square feet across two residential units and dates to 1900. Each unit is accompanied by a separate storage shed, providing additional space for occupants. Both units are occupied under month-to-month leases.
The property is located at 326 W Spring Street in Chippewa Falls, within walking distance of downtown. Nearby shops, restaurants, and entertainment are accessible on foot, adding convenience for residents.
The two-unit configuration supports continued rental use or owner occupancy with rental income from the other unit. The existing lease structure provides flexibility for future occupancy or leasing decisions.
The property is located at 326 W Spring Street in Chippewa Falls, within walking distance of downtown. Nearby shops, restaurants, and entertainment are accessible on foot, adding convenience for residents.
The two-unit configuration supports continued rental use or owner occupancy with rental income from the other unit. The existing lease structure provides flexibility for future occupancy or leasing decisions.
Key Highlights
- Two‑unit duplex totaling 1,824 square feet
- Built in 1900
- Separate storage shed provided for each unit
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
$15,203
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
7.61%
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%
$304,060
$304.1K
Cap Rate 7%
$217,186
$217.2K
Cap Rate 9%
$168,922
$168.9K
Market Conditions
NOI Build-Up for 1,824 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
$23.0K $12.60/SF
− Vacancy
−$1.3K −$0.69/SF
EGI
$21.7K $11.91/SF
− OpEx
−$6.5K −$3.57/SF
NOI
$15.2K $8.33/SF
Area
Chippewa County, WI
Vacancy
5.50%
Lease Rate
$12.60 /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%
$304,060
Cap Rate 7%
$217,186
Cap Rate 9%
$168,922
Alternative Uses
Best Use
Multifamily LT 5
$217.2K
$190.0K – $253.4K
NOI $15,203 @ 7.0% cap · market cap 7.61%
Second Best
Apartment 5plus
$196.1K
$171.6K – $228.7K
NOI $13,724 @ 7.0% cap · market cap 6.87%
Theoretical Best
Warehouse
$1.01M
$886.1K – $1.18M
NOI $70,884 @ 7.0% cap · market cap 35.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
670
Businesses Nearby
Explore this area
Business Placement
Demographics for 54729, WI
33,980
Population
15,386
Households
2.2
Avg Household Size
42
Median Age
30%
College-Educated
95%
High-School Grad
165.0 sq mi
ZIP Area
206
Density / Sq Mi
$76,603
Median Household Income
$44,792
Median Earnings
$1,022
Median Rent
$263,900
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 - Two residential units include separate storage sheds and month-to-month tenant leases.
Where is this duplex located?
The property is located at 326 W Spring Street 1 & 2 Chippewa Falls, WI.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,824 square feet; Built in 1900; Separate storage shed provided for each unit
