Building Details

Building Size 2,365 SF

Year Built 1976

Buildings 1

Listing Agency: Schroeder & Kabble Realty, Inc.

Listed By: Shawn M. Kabble · License #91-834817 Show Phone

Source: C21ace

Added: Sep 15 Changed: Sep 22 Last Checked: Sep 24 at 5:02PM

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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 Schroeder & Kabble Realty, Inc.

Investment Insights

Based on property information with market context.

Built in 1976, this 2,365-square-foot side-by-side duplex includes two residential units with separate utility metering. Unit 1 contains 2 bedrooms, 2 full baths, and a finished lower-level recreation room. Unit 2 provides 2 bedrooms and 1 full bath. Each unit has a rear deck, and tenants share an attached 2-car garage.

The property occupies .26 acres on a corner lot near schools. A roof replacement completed 6 years ago adds a recent major improvement to the building’s physical profile.

Key Highlights

• 2,365 SF side‑by‑side duplex built in 1976
• Unit 1: 2 bedrooms, 2 full baths, and finished lower‑level rec room
• Unit 2: 2 bedrooms and 1 full bath

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

$15,789

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

5.54%

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%

$315,780 $315.8K

Cap Rate 7%

$225,557 $225.6K

Cap Rate 9%

$175,433 $175.4K

Market Conditions

NOI Build-Up for 2,365 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

$24.1K $10.20/SF

− Vacancy

−$1.6K −$0.66/SF

EGI

$22.6K $9.54/SF

− OpEx

−$6.8K −$2.86/SF

NOI

$15.8K $6.68/SF

Area

Waupaca County, WI

Vacancy

6.50%

Lease Rate

$10.20 /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%

$315,780

Cap Rate 7%

$225,557

Cap Rate 9%

$175,433

Alternative Uses

Best Use

Multifamily LT 5

$225.6K

$197.4K – $263.2K (±1% cap)

NOI $15,789 @ 7.0% cap · market cap 5.54%

Second Best

Apartment 5plus

$210.7K

$184.4K – $245.9K (±1% cap)

NOI $14,751 @ 7.0% cap · market cap 5.18%

Theoretical Best

Office A

$443.0K

$387.6K – $516.8K (±1% cap)

NOI $31,009 @ 7.0% cap · market cap 10.88%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Real Estate Agency Dental Office Law Firm Hair Salon Building Supply Big Box & Wholesale Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

72

Businesses Nearby

Explore this area Business Placement

Demographics for 54929, WI

8,724

Population

4,633

Households

1.9

Avg Household Size

46

Median Age

17%

College-Educated

90%

High-School Grad

122.3 sq mi

ZIP Area

71

Density / Sq Mi

$60,973

Median Household Income

$41,806

Median Earnings

$875

Median Rent

$157,900

Median Home Value

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Duplex - Two residential units offer separate metering, rear decks, and shared attached parking on a corner lot.

Where is this duplex located?

The property is located at 70 GROVE Street Clintonville, WI.

What is the asking price?

The asking price for this property is $285,000.

What are key features of this property?

This property features: 2,365 SF side‑by‑side duplex built in 1976; Unit 1: 2 bedrooms, 2 full baths, and finished lower‑level rec room; Unit 2: 2 bedrooms and 1 full bath