Side-by-Side Ranch
For Sale
$449,900
4002 S 91st Pl, Greenfield, WI 53228
Two residential units offer private laundry, generous storage, and shared recreational amenities within a single attached property.
Property Size2,358 SF
Price / SF$190.80
Days on Market21
Property Features for 4002 S 91st Pl
General Information
Standard status
Active
Size
2,358 SF
Total Parking Spaces
2
Property subtype
Residential Income
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,074
Amenities
in-unit laundry
sunroom
rec room
Building Details
Buildings
1
Construction
ranch
Listing Agency:
Coldwell Banker Realty
(262) 441-3171
Listed By:
The Blend Group* · License #BK3153120
(262) 441-3171
Source:
Exprealty
Added: Jul 22
Changed: Aug 11
Last Checked: Aug 11 at 8:07AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This custom-built duplex contains two side-by-side ranch-style residences within approximately 2,358 square feet. Each unit includes engineered hardwood flooring, generous bedrooms, in-unit laundry, and substantial storage. Additional improvements include a bright 10-by-16 sunroom, a finished lower-level recreation room with a bar, stools, and pool table, plus an attached two-car garage.
The property is located at 4002 S 91st Pl in Greenfield, Wisconsin, near shopping, restaurants, and parks, with convenient interstate access. Its two-unit layout supports traditional rental use, owner occupancy with supplemental income, or accommodation for an in-law suite, as stated in the property information.
The property is located at 4002 S 91st Pl in Greenfield, Wisconsin, near shopping, restaurants, and parks, with convenient interstate access. Its two-unit layout supports traditional rental use, owner occupancy with supplemental income, or accommodation for an in-law suite, as stated in the property information.
Key Highlights
- Two side‑by‑side ranch‑style units within approximately 2,358 square feet
- 10‑by‑16 sunroom and finished lower‑level recreation room
- Recreation room includes a bar, stools, and pool table
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
$25,269
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
5.62%
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%
$505,380
$505.4K
Cap Rate 7%
$360,986
$361.0K
Cap Rate 9%
$280,767
$280.8K
Market Conditions
NOI Build-Up for 2,358 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
$38.2K $16.20/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$36.1K $15.31/SF
− OpEx
−$10.8K −$4.59/SF
NOI
$25.3K $10.72/SF
Area
Milwaukee County, WI
Vacancy
5.50%
Lease Rate
$16.20 /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%
$505,380
Cap Rate 7%
$360,986
Cap Rate 9%
$280,767
Alternative Uses
Best Use
Multifamily LT 5
$361.0K
$315.9K – $421.2K
NOI $25,269 @ 7.0% cap · market cap 5.62%
Second Best
Apartment 5plus
$322.5K
$282.2K – $376.2K
NOI $22,573 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$559.2K
$489.3K – $652.4K
NOI $39,142 @ 7.0% cap · market cap 8.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
Explore this area
Business Placement
Demographics for 53228, WI
15,341
Population
7,180
Households
2.1
Avg Household Size
45
Median Age
36%
College-Educated
96%
High-School Grad
5.2 sq mi
ZIP Area
2,950
Density / Sq Mi
$75,288
Median Household Income
$54,006
Median Earnings
$1,220
Median Rent
$254,700
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 offer private laundry, generous storage, and shared recreational amenities within a single attached property.
Where is this duplex located?
The property is located at 4002 S 91st Pl Greenfield, WI.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Two side‑by‑side ranch‑style units within approximately 2,358 square feet; 10‑by‑16 sunroom and finished lower‑level recreation room; Recreation room includes a bar, stools, and pool table
