Appleton Mixed-Use Commercial
For Sale
Contact for pricing
501 S Douglas St, Appleton, WI 54914
Two-story building with retail and residential units in Appleton.
Property Size2,000 SF
Lot Size0.23 Acres
Price / SF$164.50
Days on Market189
Property Features for 501 S Douglas St
General Information
Standard status
Active
Size
2,000 SF
Lot size
0.23 Acres
Property subtype
Mixed Use
Occupancy
100%
Building Details
Units
2
Listing Agency:
Drifka Group
(920) 659-0052
Listed By:
Tim Ceman · License #111378 - 94
Source:
Crexi
Added: Feb 4
Changed: Aug 8
Last Checked: Aug 11 at 3:35PM
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 Drifka Group
Investment Insights
Based on property information with market context.
This mixed-use commercial property is located in Appleton. The two-story building has a total area of 2,000 square feet and sits on approximately 0.23 acres, featuring on-site parking. The main level is currently operated as a hair salon and offers a handicap-accessible commercial layout with visibility and flexible future use potential. The second floor consists of a 2-bedroom apartment, providing supplemental income or the option for owner occupancy. Both units include in-unit washer and dryer, with gas and electric separately metered; water is paid by the landlord. Capital improvements include furnaces replaced in 2018 (main floor) and 2026 (upper apartment). The property has historically been well maintained and lends itself well to a variety of retail, service, or professional uses while maintaining residential income upstairs. This property presents an opportunity for an owner-user looking to offset occupancy costs or an investor seeking a manageable mixed-use asset in Appleton.
Key Highlights
- Prime Appleton location with high visibility and flexible use potential.
- Mixed‑use property offering both commercial and residential income streams.
- 2‑bedroom apartment provides immediate supplemental income or owner‑occupancy option.**
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
$25,854
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
7.86%
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%
$517,080
$517.1K
Cap Rate 7%
$369,343
$369.3K
Cap Rate 9%
$287,267
$287.3K
Market Conditions
NOI Build-Up for 2,000 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
$37.9K $18.96/SF
− Vacancy
−$986 −$0.49/SF
EGI
$36.9K $18.47/SF
− OpEx
−$11.1K −$5.54/SF
NOI
$25.9K $12.93/SF
Area
Outagamie County, WI
Vacancy
2.60%
Lease Rate
$18.96 /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%
$517,080
Cap Rate 7%
$369,343
Cap Rate 9%
$287,267
Alternative Uses
Best Use
Retail
$369.3K
$323.2K – $430.9K
NOI $25,854 @ 7.0% cap · market cap 7.86%
Second Best
Mixed Use
$289.3K
$253.1K – $337.5K
NOI $20,250 @ 7.0% cap · market cap 6.16%
Theoretical Best
Office A
$551.4K
$482.5K – $643.3K
NOI $38,600 @ 7.0% cap · market cap 11.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
155
Businesses Nearby
Explore this area
Business Placement
Demographics for 54914, WI
31,082
Population
14,002
Households
2.2
Avg Household Size
38
Median Age
31%
College-Educated
93%
High-School Grad
19.2 sq mi
ZIP Area
1,619
Density / Sq Mi
$77,199
Median Household Income
$42,481
Median Earnings
$936
Median Rent
$210,200
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story building with retail and residential units in Appleton.
Where is this mixed-use property located?
The property is located at 501 S Douglas St Appleton, WI.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: Prime Appleton location with high visibility and flexible use potential.; Mixed‑use property offering both commercial and residential income streams.; 2‑bedroom apartment provides immediate supplemental income or owner‑occupancy option.**
