Renovated Duplex with Private
New
For Sale
$174,900
4042 13th Ave, Kenosha, WI 53140
Two separately entered units include a one-bedroom lower layout and an upper studio with private outdoor space.
Property Size1,040 SF
Price / SF$168.17
Days on Market5
Property Features for 4042 13th Ave
General Information
Standard status
Active
Size
1,040 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 1BR, 1 x studio
Multifamily Units
2
Amenities
covered storage/patio
private deck
shared basement access
private yard
shed
Building Details
Year Built
1920
Buildings
1
Listing Agency:
Enclave Real Estate LLC
(262) 443-0030
Listed By:
Joseph Back
Source:
Tumpanelegacy
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 28 at 12:13PM
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 Enclave Real Estate LLC
Investment Insights
Based on property information with market context.
This 1,040-square-foot duplex, built in 1920, contains two private 520-square-foot units with separate entrances. The lower residence offers one bedroom, an eat-in kitchen, porcelain flooring in the kitchen and bathroom, an oversized bathroom with built-in shower, and covered storage or patio space. The upper studio features new laminate flooring, a galley kitchen, large pantry, full bathroom with tub, and a private deck.
Both units connect to shared basement access through a separate rear entrance. The masonry basement has been sealed and waterproofed, and a new water heater was installed in 2026. The property also includes a private yard, shed, and extensive off-street parking. The lower unit is occupied on a month-to-month basis, while the upper unit is vacant.
Both units connect to shared basement access through a separate rear entrance. The masonry basement has been sealed and waterproofed, and a new water heater was installed in 2026. The property also includes a private yard, shed, and extensive off-street parking. The lower unit is occupied on a month-to-month basis, while the upper unit is vacant.
Key Highlights
- Two 520 sq ft private units with separate entrances
- 1BR lower unit and studio upper unit
- Upper unit has new laminate flooring, galley kitchen, pantry, tub bath, and private deck
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
$10,265
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
5.87%
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%
$205,300
$205.3K
Cap Rate 7%
$146,643
$146.6K
Cap Rate 9%
$114,056
$114.1K
Market Conditions
NOI Build-Up for 1,040 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
$15.6K $15.00/SF
− Vacancy
−$936 −$0.90/SF
EGI
$14.7K $14.10/SF
− OpEx
−$4.4K −$4.23/SF
NOI
$10.3K $9.87/SF
Area
Kenosha County, WI
Vacancy
6.00%
Lease Rate
$15.00 /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%
$205,300
Cap Rate 7%
$146,643
Cap Rate 9%
$114,056
Alternative Uses
Best Use
Multifamily LT 5
$146.6K
$128.3K – $171.1K
NOI $10,265 @ 7.0% cap · market cap 5.87%
Second Best
Apartment 5plus
$135.8K
$118.8K – $158.4K
NOI $9,505 @ 7.0% cap · market cap 5.43%
Theoretical Best
Warehouse
$1.21M
$1.06M – $1.41M
NOI $84,756 @ 7.0% cap · market cap 48.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
490
Businesses Nearby
Explore this area
Business Placement
Demographics for 53140, WI
30,571
Population
14,065
Households
2.2
Avg Household Size
36
Median Age
28%
College-Educated
90%
High-School Grad
7.9 sq mi
ZIP Area
3,870
Density / Sq Mi
$56,803
Median Household Income
$34,154
Median Earnings
$1,018
Median Rent
$191,400
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 separately entered units include a one-bedroom lower layout and an upper studio with private outdoor space.
Where is this duplex located?
The property is located at 4042 13th Ave Kenosha, WI.
What is the asking price?
The asking price for this property is $174,900.
What are key features of this property?
This property features: Two 520 sq ft private units with separate entrances; 1BR lower unit and studio upper unit; Upper unit has new laminate flooring, galley kitchen, pantry, tub bath, and private deck
