Spacious Duplex with Attached
For Sale
$425,000
612-614 North Main Street, Fall River, WI 53932
Two-unit duplex features bright living areas, three bedrooms per unit, and walk-out lower-level access to a large backyard.
Property Size3,276 SF
Price / SF$129.73
Days on Market211
Property Features for 612-614 North Main Street
General Information
Standard status
Active
Size
3,276 SF
Property subtype
Multi Family / Duplex-side by side
Zoning
res
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,152
Amenities
deck
rec-room
laundry room
attached garage
additional parking
back yard
Full, Full size windows/Exposed, Walkout to yard, Finished, Poured concrete foundatn
Natural Gas
Forced air
2-refrigerators, 2 stoves, 2 dishwashers (1 each per unit)
2
Vinyl
Building Details
Year Built
1996
Units
2
Tenancy
Multi
Listing Agency:
Restaino & Associates
(608) 513-7989
Listed By:
Vivian Schmelzer · License #56676-90
(608) 513-7989
Source:
Compass
Added: Feb 2
Changed: Aug 8
Last Checked: Jul 23 at 7:57AM
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 Restaino & Associates
Investment Insights
Based on property information with market context.
This spacious duplex includes two residential units with bright, light-filled main living areas. The main level offers a kitchen/dining area and a large living room with access to a deck. Upstairs, each unit has two bedrooms and a full bath. The walk-out lower level provides a rec room, a large back yard connection, an additional third bedroom, a second full bath, and a private laundry room.
Each unit also includes a spacious two-car attached garage, with additional parking outside. The property is located at 612-614 North Main Street in Fall River, WI, and is described as minutes from Sun Prairie, Madison, and Portage in multiple directions.
The layout supports both balanced multi-unit living and flexible use within each unit, including the option described for use as an office if needed.
Each unit also includes a spacious two-car attached garage, with additional parking outside. The property is located at 612-614 North Main Street in Fall River, WI, and is described as minutes from Sun Prairie, Madison, and Portage in multiple directions.
The layout supports both balanced multi-unit living and flexible use within each unit, including the option described for use as an office if needed.
Key Highlights
- 1996‑built 2‑unit duplex with vinyl exterior and full‑size windows in the full, finished, walkout lower level
- Each unit includes a spacious layout with kitchen/dining area, large living room, and access to a deck
- Upstairs units offer 2 bedrooms and a full bath per unit
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
$29,994
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
7.06%
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%
$599,880
$599.9K
Cap Rate 7%
$428,486
$428.5K
Cap Rate 9%
$333,267
$333.3K
Market Conditions
NOI Build-Up for 3,276 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
$45.2K $13.80/SF
− Vacancy
−$2.4K −$0.72/SF
EGI
$42.8K $13.08/SF
− OpEx
−$12.9K −$3.92/SF
NOI
$30.0K $9.16/SF
Area
Columbia County, WI
Vacancy
5.22%
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%
$599,880
Cap Rate 7%
$428,486
Cap Rate 9%
$333,267
Alternative Uses
Best Use
Multifamily LT 5
$428.5K
$374.9K – $499.9K
NOI $29,994 @ 7.0% cap · market cap 7.06%
Second Best
Apartment 5plus
$373.6K
$326.9K – $435.9K
NOI $26,153 @ 7.0% cap · market cap 6.15%
Theoretical Best
Office A
$736.0K
$644.0K – $858.7K
NOI $51,519 @ 7.0% cap · market cap 12.12%
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
36
Businesses Nearby
Explore this area
Business Placement
Demographics for 53932, WI
2,716
Population
1,050
Households
2.6
Avg Household Size
38
Median Age
23%
College-Educated
91%
High-School Grad
38.0 sq mi
ZIP Area
71
Density / Sq Mi
$80,486
Median Household Income
$46,865
Median Earnings
$1,148
Median Rent
$277,400
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 - Two-unit duplex features bright living areas, three bedrooms per unit, and walk-out lower-level access to a large backyard.
Where is this duplex located?
The property is located at 612-614 North Main Street Fall River, WI.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1996‑built 2‑unit duplex with vinyl exterior and full‑size windows in the full, finished, walkout lower level; Each unit includes a spacious layout with kitchen/dining area, large living room, and access to a deck; Upstairs units offer 2 bedrooms and a full bath per unit
