Mixed-Use Property with
For Sale
$259,900
410 Fulton Street, Wausau, WI 54403
Residential and commercial improvements share one parcel near downtown, with off-street parking and separate utilities for the home’s units.
Property Size1,340 SF
Price / SF$193.96
Days on Market53
Property Features for 410 Fulton Street
General Information
Standard status
Active
Size
1,340 SF
Property subtype
Multi Family Home
Additional Details
Road Access
Yes
Building Details
Year Built
1904
Buildings
1
Stories
2
Units
2
Listing Agency:
First Weber
(715) 573-4505
Listed By:
Janna Hamann
(715) 573-4505
Source:
Northwoodswi
Added: Jul 1
Changed: Aug 22
Last Checked: Aug 22 at 3:50AM
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 First Weber
Investment Insights
Based on property information with market context.
This mixed-use property combines a residential building and a commercial building on one lot at 410 Fulton Street. The home is configured as a duplex with a two-bedroom upper unit and a lower unit offering one or two bedrooms. Separate utilities serve the units, and both have basement access. Lead abatement is complete in the upper unit, basement, and exterior; vinyl siding was added in 2021, along with new upper-level windows.
The commercial building contains 1,340 finished square feet, a full basement, and an unfinished upper level. Its main floor includes two large rooms, a kitchenette, storage area, and a 3/4 bathroom. The front room measures 19x20 and has large windows. Forced-air heat, central air conditioning, vinyl siding, and a metal roof are in place. The building offers visibility along a one-way street leading into downtown, with signage allowed on the building. Off-street parking serves all units, and the rents are month to month with 60 days’ notice.
The commercial building contains 1,340 finished square feet, a full basement, and an unfinished upper level. Its main floor includes two large rooms, a kitchenette, storage area, and a 3/4 bathroom. The front room measures 19x20 and has large windows. Forced-air heat, central air conditioning, vinyl siding, and a metal roof are in place. The building offers visibility along a one-way street leading into downtown, with signage allowed on the building. Off-street parking serves all units, and the rents are month to month with 60 days’ notice.
Key Highlights
- Mixed‑use parcel includes a duplex residence and a separate commercial building
- Duplex has a two‑bedroom upper unit and a one- or two‑bedroom lower unit
- Commercial building contains 1,340 finished square feet, a full basement, and unfinished upper level
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
$13,568
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
5.22%
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%
$271,360
$271.4K
Cap Rate 7%
$193,829
$193.8K
Cap Rate 9%
$150,756
$150.8K
Market Conditions
NOI Build-Up for 1,340 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
$24.1K $18.00/SF
− Vacancy
−$2.4K −$1.80/SF
EGI
$21.7K $16.20/SF
− OpEx
−$8.1K −$6.07/SF
NOI
$13.6K $10.13/SF
Area
Marathon County, WI
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$271,360
Cap Rate 7%
$193,829
Cap Rate 9%
$150,756
Alternative Uses
Best Use
Mixed Use
$193.8K
$169.6K – $226.1K
NOI $13,568 @ 7.0% cap · market cap 5.22%
Second Best
Office B
$190.8K
$167.0K – $222.6K
NOI $13,358 @ 7.0% cap · market cap 5.14%
Theoretical Best
Specialty Retail
$247.6K
$216.6K – $288.8K
NOI $17,330 @ 7.0% cap · market cap 6.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,332
Businesses Nearby
Explore this area
Business Placement
Demographics for 54403, WI
24,712
Population
11,171
Households
2.2
Avg Household Size
41
Median Age
33%
College-Educated
95%
High-School Grad
133.6 sq mi
ZIP Area
185
Density / Sq Mi
$66,040
Median Household Income
$41,670
Median Earnings
$942
Median Rent
$179,400
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Residential and commercial improvements share one parcel near downtown, with off-street parking and separate utilities for the home’s units.
Where is this mixed-use property located?
The property is located at 410 Fulton Street Wausau, WI.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: Mixed‑use parcel includes a duplex residence and a separate commercial building; Duplex has a two‑bedroom upper unit and a one- or two‑bedroom lower unit; Commercial building contains 1,340 finished square feet, a full basement, and unfinished upper level
