Renovated Duplex with Two
For Sale
$204,900
Pending
576 Brazeau Avenue, Oconto, WI 54153
Upper and lower units with in-unit and basement laundry, newly renovated with extensive mechanical and interior upgrades.
Property Size1,464 SF
Days on Market167
Property Features for 576 Brazeau Avenue
General Information
Standard status
Pending
Size
1,464 SF
Property subtype
Multifamily / Duplex (2 Unit)
Zoning
2 Family/Duplex,Resident
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,617
Amenities
Boiler,Radiant
2
Natural Gas
Full,Sump Pump,Walkout Entrance-Door
Windows
Poured Concrete
1.5 Story,2 Up and Down
Fiber Cement,Shake Siding
1st Floor Bedroom,1st Floor Full Bath,Door Open. 29 In. Or More,Doors 36"+
Building Details
Year Built
1910
Buildings
1
Tenancy
Multi
Listing Agency:
Copperleaf, LLC
Listed By:
Mercedes M Gibeault · License #94-91299
(920) 373-5480
Source:
Compass
Added: Mar 23
Changed: Aug 8
Last Checked: Jul 28 at 2:26PM
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 Copperleaf, LLC
Investment Insights
Based on property information with market context.
Newly renovated duplex offering an upper and lower unit in a residential income configuration. The main floor includes three bedrooms, one bathroom, in-unit laundry, and a refreshed kitchen with new cabinets and pantry. The upper unit features two bedrooms, one bathroom, and a walk-in pantry, with laundry located in the basement. The property includes a shared basement and has undergone major improvements including new windows, flooring, electrical, insulation, and plumbing. The home and roof were painted in 2023, and the upper unit includes an 864 square-foot figure, with the assessor requiring a 7-foot minimum ceiling height to include it in square footage.
The duplex sits with a large parking lot and an additional side yard with a view of the Oconto River. Water is not separately metered and is paid by the landlord.
For interior details, refer to the virtual tour.
The duplex sits with a large parking lot and an additional side yard with a view of the Oconto River. Water is not separately metered and is paid by the landlord.
For interior details, refer to the virtual tour.
Key Highlights
- Newly renovated duplex (upper and lower) built in 1910 in Oconto, with extensive interior and mechanical upgrades
- Main floor: 3 bedrooms, 1 bathroom, in‑unit laundry; updated kitchen cabinets and pantry
- Upper unit: 2 bedrooms, 1 bathroom, walk‑in pantry; laundry in the shared basement
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
$12,783
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
6.24%
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%
$255,660
$255.7K
Cap Rate 7%
$182,614
$182.6K
Cap Rate 9%
$142,033
$142.0K
Market Conditions
NOI Build-Up for 1,464 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
$19.3K $13.20/SF
− Vacancy
−$1.1K −$0.73/SF
EGI
$18.3K $12.47/SF
− OpEx
−$5.5K −$3.74/SF
NOI
$12.8K $8.73/SF
Area
Oconto County, WI
Vacancy
5.50%
Lease Rate
$13.20 /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%
$255,660
Cap Rate 7%
$182,614
Cap Rate 9%
$142,033
Alternative Uses
Best Use
Multifamily LT 5
$182.6K
$159.8K – $213.1K
NOI $12,783 @ 7.0% cap · market cap 6.24%
Second Best
Apartment 5plus
$170.1K
$148.9K – $198.5K
NOI $11,908 @ 7.0% cap · market cap 5.81%
Theoretical Best
Office A
$341.3K
$298.7K – $398.2K
NOI $23,892 @ 7.0% cap · market cap 11.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
162
Businesses Nearby
Explore this area
Business Placement
Demographics for 54153, WI
7,323
Population
3,540
Households
2.1
Avg Household Size
45
Median Age
14%
College-Educated
93%
High-School Grad
101.6 sq mi
ZIP Area
72
Density / Sq Mi
$69,485
Median Household Income
$40,625
Median Earnings
$810
Median Rent
$165,500
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 - Upper and lower units with in-unit and basement laundry, newly renovated with extensive mechanical and interior upgrades.
Where is this duplex located?
The property is located at 576 Brazeau Avenue Oconto, WI.
What is the asking price?
The asking price for this property is $204,900.
What are key features of this property?
This property features: Newly renovated duplex (upper and lower) built in 1910 in Oconto, with extensive interior and mechanical upgrades; Main floor: 3 bedrooms, 1 bathroom, in‑unit laundry; updated kitchen cabinets and pantry; Upper unit: 2 bedrooms, 1 bathroom, walk‑in pantry; laundry in the shared basement
