Duplex with Detached
For Sale
$139,900
628 S 6th Avenue, Wausau, WI 54401
Two-unit property with separate furnaces, off-street parking, basement laundry hookups, and included kitchen appliances.
Property Size940 SF
Price / SF$148.83
Days on Market19
Property Features for 628 S 6th Avenue
General Information
Standard status
Active
Size
940 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1905
Listing Agency:
Redman Realty Group, LLC
(715) 965-1234
Listed By:
Kelly Weiler
(715) 965-1234
Source:
Familytreerealtyllc
Added: Aug 15
Changed: Sep 2
Last Checked: Sep 1 at 6:36PM
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 Redman Realty Group, LLC
Investment Insights
Based on property information with market context.
This two-unit property includes a 940-square-foot main-level residence with two bedrooms, one full bath, a living room, and a kitchen equipped with appliances. The 605-square-foot upper unit provides one bedroom, one bath, an open living area, a galley kitchen with appliances, and a walk-through bonus room. A front porch entry has new wood deck boards.
The property also features a detached two-car garage, carport parking, storage shed, and exterior basement access with washer and dryer hookups. Each unit has its own furnace and separate electric service, while the property has one water meter. One water heater was updated in 2023, and the garage and shed roofs appear newer. The property is a few blocks from Marathon Park, UW - Stevens Point - Marathon County, and highway access.
The property also features a detached two-car garage, carport parking, storage shed, and exterior basement access with washer and dryer hookups. Each unit has its own furnace and separate electric service, while the property has one water meter. One water heater was updated in 2023, and the garage and shed roofs appear newer. The property is a few blocks from Marathon Park, UW - Stevens Point - Marathon County, and highway access.
Key Highlights
- 940‑square‑foot main‑level unit with 2 bedrooms and 1 full bath
- 605‑square‑foot upper unit with 1 bedroom, 1 bath, and walk‑through bonus room
- Detached 2‑car garage, carport, and storage shed
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
$7,860
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
5.62%
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%
$157,200
$157.2K
Cap Rate 7%
$112,286
$112.3K
Cap Rate 9%
$87,333
$87.3K
Market Conditions
NOI Build-Up for 940 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
$11.8K $12.60/SF
− Vacancy
−$616 −$0.66/SF
EGI
$11.2K $11.94/SF
− OpEx
−$3.4K −$3.58/SF
NOI
$7.9K $8.36/SF
Area
Marathon County, WI
Vacancy
5.20%
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%
$157,200
Cap Rate 7%
$112,286
Cap Rate 9%
$87,333
Alternative Uses
Best Use
Multifamily LT 5
$112.3K
$98.3K – $131.0K
NOI $7,860 @ 7.0% cap · market cap 5.62%
Second Best
Apartment 5plus
$101.2K
$88.6K – $118.1K
NOI $7,087 @ 7.0% cap · market cap 5.07%
Theoretical Best
Specialty Retail
$173.7K
$152.0K – $202.6K
NOI $12,157 @ 7.0% cap · market cap 8.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
Explore this area
Business Placement
Demographics for 54401, WI
31,727
Population
14,230
Households
2.2
Avg Household Size
40
Median Age
31%
College-Educated
91%
High-School Grad
84.2 sq mi
ZIP Area
377
Density / Sq Mi
$69,542
Median Household Income
$40,796
Median Earnings
$969
Median Rent
$186,100
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 property with separate furnaces, off-street parking, basement laundry hookups, and included kitchen appliances.
Where is this duplex located?
The property is located at 628 S 6th Avenue Wausau, WI.
What is the asking price?
The asking price for this property is $139,900.
What are key features of this property?
This property features: 940‑square‑foot main‑level unit with 2 bedrooms and 1 full bath; 605‑square‑foot upper unit with 1 bedroom, 1 bath, and walk‑through bonus room; Detached 2‑car garage, carport, and storage shed
