Two-Unit Duplex with
For Sale
$189,000
504 North Webb Avenue, Reedsburg, WI 53959
Each unit includes a bedroom, bathroom, laundry hookups, and separately metered utilities.
Property Size1,180 SF
Price / SF$160.17
Days on Market159
Property Features for 504 North Webb Avenue
General Information
Standard status
Active
Size
1,180 SF
Total Parking Spaces
2
Property subtype
Multi Family / Duplex-side by side
Zoning
R
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,162
Amenities
in-unit laundry hookups
shared basement storage
Full size windows/Exposed
Natural Gas
Forced air
Tenant's/Sellers personal property
2 Refrigerators, 2 oven/range
2
Other
Building Details
Year Built
1930
Units
2
Listing Agency:
Century 21 Affiliated
(608) 658-0443
Listed By:
Nathan Weyh · License #98025-94
(608) 658-0443
Source:
Compass
Added: Mar 25
Changed: Aug 29
Last Checked: Aug 29 at 7:27PM
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 Century 21 Affiliated
Investment Insights
Based on property information with market context.
Built in 1930, this 1,180-square-foot duplex contains two units, each arranged with 1 bedroom and 1 bathroom. Both sides have full-size windows, natural-gas forced-air heat, in-unit laundry hookups, and separate utilities. A shared basement provides additional storage, while the detached 2-car garage adds covered parking and utility.
The property is located at 504 North Webb Avenue in Reedsburg, directly across from Webb Park, its pool, and splash pad. Schools, downtown, and local amenities are nearby. Zoned R, the property includes two refrigerators and two oven/ranges.
The property is located at 504 North Webb Avenue in Reedsburg, directly across from Webb Park, its pool, and splash pad. Schools, downtown, and local amenities are nearby. Zoned R, the property includes two refrigerators and two oven/ranges.
Key Highlights
- Two‑unit duplex with 1 bedroom and 1 bath per unit
- 1,180‑square‑foot property built in 1930
- Detached 2‑car garage and shared basement 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
$10,772
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
5.70%
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%
$215,440
$215.4K
Cap Rate 7%
$153,886
$153.9K
Cap Rate 9%
$119,689
$119.7K
Market Conditions
NOI Build-Up for 1,180 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
$16.3K $13.80/SF
− Vacancy
−$896 −$0.76/SF
EGI
$15.4K $13.04/SF
− OpEx
−$4.6K −$3.91/SF
NOI
$10.8K $9.13/SF
Area
Sauk County, WI
Vacancy
5.50%
Lease Rate
$13.80 /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%
$215,440
Cap Rate 7%
$153,886
Cap Rate 9%
$119,689
Alternative Uses
Best Use
Multifamily LT 5
$153.9K
$134.7K – $179.5K
NOI $10,772 @ 7.0% cap · market cap 5.70%
Second Best
Apartment 5plus
$139.5K
$122.1K – $162.8K
NOI $9,766 @ 7.0% cap · market cap 5.17%
Theoretical Best
Office A
$238.9K
$209.0K – $278.7K
NOI $16,720 @ 7.0% cap · market cap 8.85%
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
429
Businesses Nearby
Explore this area
Business Placement
Demographics for 53959, WI
14,298
Population
5,930
Households
2.4
Avg Household Size
41
Median Age
25%
College-Educated
94%
High-School Grad
111.6 sq mi
ZIP Area
128
Density / Sq Mi
$76,313
Median Household Income
$41,886
Median Earnings
$954
Median Rent
$240,500
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 - Each unit includes a bedroom, bathroom, laundry hookups, and separately metered utilities.
Where is this duplex located?
The property is located at 504 North Webb Avenue Reedsburg, WI.
What is the asking price?
The asking price for this property is $189,000.
What are key features of this property?
This property features: Two‑unit duplex with 1 bedroom and 1 bath per unit; 1,180‑square‑foot property built in 1930; Detached 2‑car garage and shared basement storage
