Two-Unit Duplex with Enclosed
For Sale
$205,000
613-613 1/2 E Grand Avenue 1-2, Chippewa Falls, WI 54729
Both residences provide two bedrooms, one bath, and spacious floor plans.
Property Size1,798 SF
Price / SF$114.02
Days on Market31
Property Features for 613-613 1/2 E Grand Avenue 1-2
General Information
Standard status
Active
Size
1,798 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1900
Listing Agency:
CB Brenizer/Chippewa
(715) 723-5521
Listed By:
Amber Linhart · License #68163-94
Source:
Homcentric
Added: Aug 2
Changed: Aug 30
Last Checked: Aug 31 at 7:34PM
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 CB Brenizer/Chippewa
Investment Insights
Based on property information with market context.
This 1,798-square-foot duplex, built in 1900, contains two residences with matching layouts of two bedrooms and one bathroom each. The main-level unit includes an enclosed rear porch and direct access to the basement. The upper residence has its own enclosed porch and a separately enclosed stairway entry. Recent improvements to the upper unit include updated cupboards, a new countertop, flooring, and fresh paint.
The property is located in the East Hill area of Chippewa Falls at 613-613 1/2 E Grand Avenue. On-site parking is available, with Kwik Trip and downtown Chippewa Falls nearby. The configuration supports use as a two-unit residential property or an owner-occupied arrangement, as described in the property information.
The property is located in the East Hill area of Chippewa Falls at 613-613 1/2 E Grand Avenue. On-site parking is available, with Kwik Trip and downtown Chippewa Falls nearby. The configuration supports use as a two-unit residential property or an owner-occupied arrangement, as described in the property information.
Key Highlights
- Two‑unit duplex with 1,798 square feet of property size
- Both units offer 2 bedrooms and 1 bath
- Upper unit updated with cupboards, countertop, flooring, and fresh paint
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
$14,986
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
7.31%
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%
$299,720
$299.7K
Cap Rate 7%
$214,086
$214.1K
Cap Rate 9%
$166,511
$166.5K
Market Conditions
NOI Build-Up for 1,798 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
$22.7K $12.60/SF
− Vacancy
−$1.2K −$0.69/SF
EGI
$21.4K $11.91/SF
− OpEx
−$6.4K −$3.57/SF
NOI
$15.0K $8.33/SF
Area
Chippewa County, WI
Vacancy
5.50%
Lease Rate
$12.60 /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%
$299,720
Cap Rate 7%
$214,086
Cap Rate 9%
$166,511
Alternative Uses
Best Use
Multifamily LT 5
$214.1K
$187.3K – $249.8K
NOI $14,986 @ 7.0% cap · market cap 7.31%
Second Best
Apartment 5plus
$193.3K
$169.1K – $225.5K
NOI $13,528 @ 7.0% cap · market cap 6.60%
Theoretical Best
Warehouse
$998.2K
$873.4K – $1.16M
NOI $69,873 @ 7.0% cap · market cap 34.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
696
Businesses Nearby
Explore this area
Business Placement
Demographics for 54729, WI
33,980
Population
15,386
Households
2.2
Avg Household Size
42
Median Age
30%
College-Educated
95%
High-School Grad
165.0 sq mi
ZIP Area
206
Density / Sq Mi
$76,603
Median Household Income
$44,792
Median Earnings
$1,022
Median Rent
$263,900
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 - Both residences provide two bedrooms, one bath, and spacious floor plans.
Where is this duplex located?
The property is located at 613-613 1/2 E Grand Avenue 1-2 Chippewa Falls, WI.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,798 square feet of property size; Both units offer 2 bedrooms and 1 bath; Upper unit updated with cupboards, countertop, flooring, and fresh paint
