Updated Duplex with Detached
New
For Sale
$379,900
4312-4314 Briarwood Avenue, Wausau, WI 54403
Two updated units feature patios, laundry areas, custom cabinetry, and access to shared and detached garage space.
Property Size2,464 SF
Price / SF$154.18
Days on Market2
Property Features for 4312-4314 Briarwood Avenue
General Information
Standard status
Active
Size
2,464 SF
Property subtype
Multi-Family
Additional Details
Road Access
Yes
Multifamily Units
2
Amenities
patio
laundry
Building Details
Year Built
1977
Buildings
1
Tenancy
Multi
Listing Agency:
Nai Pfefferle
Listed By:
Kelly Weiler
(715) 965-1234
Source:
Familytreerealtyllc
Added: Sep 12
Changed: Sep 13
Last Checked: Sep 13 at 9:11AM
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 Nai Pfefferle
Investment Insights
Based on property information with market context.
Built in 1977, this duplex includes two distinct residential units with updated interior finishes and practical amenities. The larger 4312 side contains 2,464 finished square feet, including two bedrooms, a living room with picture-window exposure, an updated kitchen with custom cabinetry and pantry, dining space with built-in storage, main-level laundry, and a bathroom with a walk-in shower. Its lower level adds a family room, bonus room, second kitchen, full bathroom, and dry storage. The 4314 side provides 936 finished square feet with two bedrooms, an updated full bathroom with double-sink vanity, a living room, kitchen with custom cabinetry and pantry, dining room, and main-floor laundry hookups.
Key Highlights
- Duplex with 2,464 finished square feet on one side and 936 finished square feet on the other
- Both units include 2 bedrooms and updated kitchens with custom cabinetry and pantry space
- Lower level on the 4312 side includes a second kitchen, family room, bonus room, full bathroom, and dry storage
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
$20,602
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
5.42%
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%
$412,040
$412.0K
Cap Rate 7%
$294,314
$294.3K
Cap Rate 9%
$228,911
$228.9K
Market Conditions
NOI Build-Up for 2,464 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
$31.0K $12.60/SF
− Vacancy
−$1.6K −$0.66/SF
EGI
$29.4K $11.94/SF
− OpEx
−$8.8K −$3.58/SF
NOI
$20.6K $8.36/SF
Area
Marathon County, WI
Vacancy
5.20%
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%
$412,040
Cap Rate 7%
$294,314
Cap Rate 9%
$228,911
Alternative Uses
Best Use
Multifamily LT 5
$294.3K
$257.5K – $343.4K
NOI $20,602 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$265.4K
$232.2K – $309.6K
NOI $18,578 @ 7.0% cap · market cap 4.89%
Theoretical Best
Specialty Retail
$455.2K
$398.3K – $531.1K
NOI $31,867 @ 7.0% cap · market cap 8.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
83
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two updated units feature patios, laundry areas, custom cabinetry, and access to shared and detached garage space.
Where is this duplex located?
The property is located at 4312-4314 Briarwood Avenue Wausau, WI.
What is the asking price?
The asking price for this property is $379,900.
What are key features of this property?
This property features: Duplex with 2,464 finished square feet on one side and 936 finished square feet on the other; Both units include 2 bedrooms and updated kitchens with custom cabinetry and pantry space; Lower level on the 4312 side includes a second kitchen, family room, bonus room, full bathroom, and dry storage
