Six-Unit Apartment Building with
New
For Sale
$1,299,000
517-527 Trailside Dr, De Forest, WI 53532
Multifamily property with in-unit laundry and private decks in select units.
Property Size8,000 SF
Days on Market3
Property Features for 517-527 Trailside Dr
General Information
Standard status
Active
Size
8,000 SF
Property subtype
Multifamily
Units
Unit Mix
6 x 2BR/1.5BA
Multifamily Units
6
Parking per Unit
2
Amenities
in-unit laundry
private decks
Building Details
Building Size
8,000 SF
Listing Agency:
Altus Commercial Real Estate
(608) 445-2384
Listed By:
Carson Brewer · License #WI #111143-94
(608) 445-2384
Source:
Altuscommercialrealestate
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 29 at 9:05PM
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 Altus Commercial Real Estate
Investment Insights
Based on property information with market context.
This six-unit apartment property at 517-527 Trailside Dr in Deforest, Wisconsin, offers approximately 1,100 square feet per residence. Each unit includes two bedrooms, 1.5 bathrooms, in-unit laundry, and a private two-car garage. Four units also provide private decks, adding outdoor space to the residential layout.
Property improvements include a roof replacement completed in 2019 and installation of a new water softener in 2025, along with additional updates throughout the building. The combination of individual garages, laundry facilities, and varied outdoor amenities creates a consistent multifamily configuration across the six residences.
Property improvements include a roof replacement completed in 2019 and installation of a new water softener in 2025, along with additional updates throughout the building. The combination of individual garages, laundry facilities, and varied outdoor amenities creates a consistent multifamily configuration across the six residences.
Key Highlights
- Six multifamily units, each approximately 1,100 square feet
- Each residence has 2 bedrooms, 1.5 bathrooms, in‑unit laundry, and a private 2 car garage
- Four of the six units include private decks
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
$64,543
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
4.97%
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%
$1,290,860
$1.3M
Cap Rate 7%
$922,043
$922.0K
Cap Rate 9%
$717,144
$717.1K
Market Conditions
NOI Build-Up for 8,000 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
$122.9K $15.36/SF
− Vacancy
−$5.5K −$0.69/SF
EGI
$117.4K $14.67/SF
− OpEx
−$52.8K −$6.60/SF
NOI
$64.5K $8.07/SF
Area
Dane County, WI
Vacancy
4.50%
Lease Rate
$15.36 /SF/Yr
Expense Ratio
45.00%
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%
$1,290,860
Cap Rate 7%
$922,043
Cap Rate 9%
$717,144
Alternative Uses
Best Use
Apartment 5plus
$922.0K
$806.8K – $1.08M
NOI $64,543 @ 7.0% cap · market cap 4.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,132 @ 7.0% cap · market cap 10.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
85
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?
Apartment building - Multifamily property with in-unit laundry and private decks in select units.
Where is this apartment building located?
The property is located at 517-527 Trailside Dr De Forest, WI.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Six multifamily units, each approximately 1,100 square feet; Each residence has 2 bedrooms, 1.5 bathrooms, in‑unit laundry, and a private 2 car garage; Four of the six units include private decks
