Side-by-Side Duplex with
For Sale
$254,900
725 - 727 N Plum Avenue, Marshfield, WI 54449
Ranch-style duplex on a corner lot with separate attached garages and proximity to schools, restaurants, and the medical complex.
Property Size1,520 SF
Price / SF$167.70
Days on Market13
Property Features for 725 - 727 N Plum Avenue
General Information
Standard status
Active
Size
1,520 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,862
Building Details
Construction
ranch-style
Listing Agency:
NEXTHOME HUB CITY
(715) 305-0444
Listed By:
STEPHANIE SPAETH · License #6728294
(715) 305-0444
Source:
Exprealty
Added: Jul 30
Changed: Aug 11
Last Checked: Aug 10 at 10:13AM
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 NEXTHOME HUB CITY
Investment Insights
Based on property information with market context.
This ranch-style duplex contains two side-by-side residences within a 1,520-square-foot property. Each unit offers two bedrooms, one full bathroom, and an attached one-car garage, providing a consistent layout across both residences.
The property occupies a corner lot at 725–727 N Plum Avenue in Marshfield, Wisconsin. Schools, restaurants, and the medical complex are located nearby, adding convenient access to everyday services and employment-related destinations.
The property occupies a corner lot at 725–727 N Plum Avenue in Marshfield, Wisconsin. Schools, restaurants, and the medical complex are located nearby, adding convenient access to everyday services and employment-related destinations.
Key Highlights
- Two side‑by‑side duplex units
- 1,520‑square‑foot property
- Each unit has 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
$10,039
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
3.94%
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%
$200,780
$200.8K
Cap Rate 7%
$143,414
$143.4K
Cap Rate 9%
$111,544
$111.5K
Market Conditions
NOI Build-Up for 1,520 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
$15.5K $10.20/SF
− Vacancy
−$1.2K −$0.77/SF
EGI
$14.3K $9.44/SF
− OpEx
−$4.3K −$2.83/SF
NOI
$10.0K $6.60/SF
Area
Wood County, WI
Vacancy
7.50%
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%
$200,780
Cap Rate 7%
$143,414
Cap Rate 9%
$111,544
Alternative Uses
Best Use
Multifamily LT 5
$143.4K
$125.5K – $167.3K
NOI $10,039 @ 7.0% cap · market cap 3.94%
Second Best
Apartment 5plus
$133.6K
$116.9K – $155.8K
NOI $9,350 @ 7.0% cap · market cap 3.67%
Theoretical Best
Specialty Retail
$294.9K
$258.0K – $344.0K
NOI $20,642 @ 7.0% cap · market cap 8.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
390
Businesses Nearby
Explore this area
Business Placement
Demographics for 54449, WI
26,417
Population
12,455
Households
2.1
Avg Household Size
43
Median Age
27%
College-Educated
94%
High-School Grad
172.4 sq mi
ZIP Area
153
Density / Sq Mi
$66,611
Median Household Income
$43,612
Median Earnings
$812
Median Rent
$194,400
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 - Ranch-style duplex on a corner lot with separate attached garages and proximity to schools, restaurants, and the medical complex.
Where is this duplex located?
The property is located at 725 - 727 N Plum Avenue Marshfield, WI.
What is the asking price?
The asking price for this property is $254,900.
What are key features of this property?
This property features: Two side‑by‑side duplex units; 1,520‑square‑foot property; Each unit has 2 bedrooms and 1 full bath
