Two-Unit Duplex with Spacious
New
For Sale
$295,000
4353 N 91st St, Milwaukee, WI 53222
Two residences feature generous living areas, oversized windows, and three-bedroom, one-bath configurations.
Property Size2,454 SF
Price / SF$120.21
Days on Market1
Property Features for 4353 N 91st St
General Information
Standard status
Active
Size
2,454 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Building Details
Year Built
1957
Listing Agency:
Compass RE WI-Northshore
Listed By:
Horizon Homes Group* · License #6031390
(414) 441-6925
Source:
Levelupwi
Added: Sep 7
Last Checked: Sep 7 at 2:57PM
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 Compass RE WI-Northshore
Investment Insights
Based on property information with market context.
This Milwaukee duplex contains two residential units, each arranged with three bedrooms and one bathroom. The property provides 2,454 square feet of building area, with broad living rooms and oversized windows that bring substantial natural light into the interiors. Constructed in 1957, the building offers a straightforward multifamily configuration for residential income use.
The property is located in Milwaukee's Lindsey Park neighborhood, with access to parks, shopping, and major roadways. Its two matching unit layouts create a consistent physical setup across the building.
The property is located in Milwaukee's Lindsey Park neighborhood, with access to parks, shopping, and major roadways. Its two matching unit layouts create a consistent physical setup across the building.
Key Highlights
- Two‑unit duplex with 2,454 square feet of building area
- Each unit includes 3 bedrooms and 1 bathroom
- Expansive living rooms in both residences
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
$24,685
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
8.37%
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%
$493,700
$493.7K
Cap Rate 7%
$352,643
$352.6K
Cap Rate 9%
$274,278
$274.3K
Market Conditions
NOI Build-Up for 2,454 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
$36.8K $15.00/SF
− Vacancy
−$1.5K −$0.63/SF
EGI
$35.3K $14.37/SF
− OpEx
−$10.6K −$4.31/SF
NOI
$24.7K $10.06/SF
Area
Milwaukee, WI
Vacancy
4.20%
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%
$493,700
Cap Rate 7%
$352,643
Cap Rate 9%
$274,278
Alternative Uses
Best Use
Multifamily LT 5
$352.6K
$308.6K – $411.4K
NOI $24,685 @ 7.0% cap · market cap 8.37%
Second Best
Apartment 5plus
$326.5K
$285.7K – $380.9K
NOI $22,856 @ 7.0% cap · market cap 7.75%
Theoretical Best
Office A
$589.7K
$516.0K – $688.0K
NOI $41,280 @ 7.0% cap · market cap 13.99%
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
351
Businesses Nearby
Explore this area
Business Placement
Demographics for 53222, WI
25,422
Population
11,765
Households
2.2
Avg Household Size
37
Median Age
44%
College-Educated
96%
High-School Grad
5.4 sq mi
ZIP Area
4,708
Density / Sq Mi
$73,523
Median Household Income
$48,029
Median Earnings
$1,026
Median Rent
$202,100
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 residences feature generous living areas, oversized windows, and three-bedroom, one-bath configurations.
Where is this duplex located?
The property is located at 4353 N 91st St Milwaukee, WI.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,454 square feet of building area; Each unit includes 3 bedrooms and 1 bathroom; Expansive living rooms in both residences
