Side-by-Side Ranch
For Sale
Contact for pricing
517-519 E Holum Street, De Forest, WI 53532
Spacious duplex with updated interiors, two full bathrooms per unit, and lower-level den space for flexible living or work.
Property Size3,800 SF
Price / SF$157.89
Days on Market67
Property Features for 517-519 E Holum Street
General Information
Standard status
Active
Size
3,800 SF
Total Parking Spaces
6
Property subtype
Multifamily
Zoning
Res
Net Operating Income
$58,980
Additional Details
Business Included
Yes
Multifamily Units
2
Building Details
Year Built
1980
Units
2
Tenancy
Multi
Listing Agency:
Ferraro Real Estate Team
(608) 235-1233
Listed By:
Michael Ferraro · License #WI 88570-94
Source:
Crexi
Added: Jun 3
Changed: Aug 8
Last Checked: Jul 19 at 6:43AM
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 Ferraro Real Estate Team
Investment Insights
Based on property information with market context.
This side-by-side ranch duplex features two separate units, each currently laid out with three bedrooms and two full bathrooms. The property includes a large lower-level den on both sides, offering practical flex space for additional living, a home office, or future layout changes. Interior improvements include new flooring, renovated bathrooms, some updated lighting, and select new doors. One unit also has an egress window in place, supporting the feasibility of making additional bedroom-level uses in the lower level.
Located at 517-519 E Holum Street in DeForest, the duplex provides a clear two-home arrangement under one ownership with ample interior space on each side. The left side is approximately 1,800 square feet and the right side is approximately 2,000 square feet, with both units offering the same core bedroom and bathroom configuration today.
For buyers, the property supports straightforward rental use while giving owners flexibility to reconfigure either side toward a four-bedroom, two-bath layout, subject to the needed conversion work. Current rents are $2,200 and $2,715, providing income from day one. The combination of meaningful updates and adaptable interior space makes the duplex workable for investors and owner-occupants who want control over how each unit is ultimately used.
Located at 517-519 E Holum Street in DeForest, the duplex provides a clear two-home arrangement under one ownership with ample interior space on each side. The left side is approximately 1,800 square feet and the right side is approximately 2,000 square feet, with both units offering the same core bedroom and bathroom configuration today.
For buyers, the property supports straightforward rental use while giving owners flexibility to reconfigure either side toward a four-bedroom, two-bath layout, subject to the needed conversion work. Current rents are $2,200 and $2,715, providing income from day one. The combination of meaningful updates and adaptable interior space makes the duplex workable for investors and owner-occupants who want control over how each unit is ultimately used.
Key Highlights
- Side‑by‑side ranch duplex built in 1980 with 2 units, each featuring 3 bedrooms and 2 full bathrooms
- Unit sizes approximate 1,800 SF and 2,000 SF, each with a large lower‑level den for flexible living or workspace
- Meaningful interior updates include new flooring, renovated bathrooms, some updated lighting, and select new doors
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
$34,873
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
5.81%
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%
$697,460
$697.5K
Cap Rate 7%
$498,186
$498.2K
Cap Rate 9%
$387,478
$387.5K
Market Conditions
NOI Build-Up for 3,800 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
$52.4K $13.80/SF
− Vacancy
−$2.6K −$0.69/SF
EGI
$49.8K $13.11/SF
− OpEx
−$14.9K −$3.93/SF
NOI
$34.9K $9.18/SF
Area
Dane County, WI
Vacancy
5.00%
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%
$697,460
Cap Rate 7%
$498,186
Cap Rate 9%
$387,478
Alternative Uses
Best Use
Multifamily LT 5
$498.2K
$435.9K – $581.2K
NOI $34,873 @ 7.0% cap · market cap 5.81%
Second Best
Apartment 5plus
$438.0K
$383.2K – $511.0K
NOI $30,658 @ 7.0% cap · market cap 5.11%
Theoretical Best
Office A
$883.0K
$772.7K – $1.03M
NOI $61,813 @ 7.0% cap · market cap 10.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
320
Businesses Nearby
Explore this area
Business Placement
Demographics for 53532, WI
15,962
Population
6,375
Households
2.5
Avg Household Size
39
Median Age
43%
College-Educated
97%
High-School Grad
54.2 sq mi
ZIP Area
295
Density / Sq Mi
$110,050
Median Household Income
$56,970
Median Earnings
$1,381
Median Rent
$355,700
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 - Spacious duplex with updated interiors, two full bathrooms per unit, and lower-level den space for flexible living or work.
Where is this duplex located?
The property is located at 517-519 E Holum Street De Forest, WI.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Side‑by‑side ranch duplex built in 1980 with 2 units, each featuring 3 bedrooms and 2 full bathrooms; Unit sizes approximate 1,800 SF and 2,000 SF, each with a large lower‑level den for flexible living or workspace; Meaningful interior updates include new flooring, renovated bathrooms, some updated lighting, and select new doors
