Side-by-Side Duplex with
For Sale
$254,900
744 Warsaw Street, Menasha, WI 54952
Two-bedroom units offer month-to-month occupancy, forced-air heat, and private laundry hookups in a one-story layout.
Property Size1,584 SF
Price / SF$160.92
Days on Market141
Property Features for 744 Warsaw Street
General Information
Standard status
Active
Size
1,584 SF
Property subtype
Multifamily / Duplex (2 Unit)
Zoning
2 Family/Duplex
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,969
Amenities
washer and dryer hookups
parking
Forced Air
Natural Gas
2
Full,Sump Pump
Poured Concrete
1 Story,2 side by side
Vinyl Siding
1st Floor Bedroom,1st Floor Full Bath,Level Drive,Level Lot
Building Details
Year Built
1962
Buildings
1
Construction
Ranch style
Listing Agency:
Shiny Key Realty, LLC
Listed By:
Carol A DeDecker · License #90-58570
(920) 702-0186
Source:
Compass
Added: Apr 17
Changed: Sep 2
Last Checked: Aug 31 at 4:23AM
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 Shiny Key Realty, LLC
Investment Insights
Based on property information with market context.
This 1962 duplex contains 1,584 square feet in a one-story, side-by-side configuration. Each residence includes two bedrooms, one full bathroom, a full basement, first-floor living accommodations, forced-air heat, natural gas service, and washer and dryer hookups. The rear unit adds a three-season room. Exterior improvements include vinyl siding, a newer metal roof, poured-concrete walkways, and a concrete driveway.
The property is zoned 2 Family/Duplex and provides level access with a level lot. Each unit has outdoor parking, while both basements include sump pumps. The residences are occupied by long-term renters under month-to-month agreements, supporting flexible lease administration.
The property is zoned 2 Family/Duplex and provides level access with a level lot. Each unit has outdoor parking, while both basements include sump pumps. The residences are occupied by long-term renters under month-to-month agreements, supporting flexible lease administration.
Key Highlights
- 1,584‑square‑foot duplex built in 1962
- Two‑bedroom, one‑bath layout in each unit
- Full basement beneath each residence with washer and dryer hookups
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
$10,688
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
4.19%
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%
$213,760
$213.8K
Cap Rate 7%
$152,686
$152.7K
Cap Rate 9%
$118,756
$118.8K
Market Conditions
NOI Build-Up for 1,584 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
$16.2K $10.20/SF
− Vacancy
−$889 −$0.56/SF
EGI
$15.3K $9.64/SF
− OpEx
−$4.6K −$2.89/SF
NOI
$10.7K $6.75/SF
Area
Winnebago County, WI
Vacancy
5.50%
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%
$213,760
Cap Rate 7%
$152,686
Cap Rate 9%
$118,756
Alternative Uses
Best Use
Multifamily LT 5
$152.7K
$133.6K – $178.1K
NOI $10,688 @ 7.0% cap · market cap 4.19%
Second Best
Apartment 5plus
$137.6K
$120.4K – $160.6K
NOI $9,634 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$341.9K
$299.2K – $398.9K
NOI $23,932 @ 7.0% cap · market cap 9.39%
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
274
Businesses Nearby
Explore this area
Business Placement
Demographics for 54952, WI
27,216
Population
12,412
Households
2.2
Avg Household Size
39
Median Age
25%
College-Educated
93%
High-School Grad
28.1 sq mi
ZIP Area
969
Density / Sq Mi
$67,280
Median Household Income
$44,765
Median Earnings
$906
Median Rent
$190,000
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-bedroom units offer month-to-month occupancy, forced-air heat, and private laundry hookups in a one-story layout.
Where is this duplex located?
The property is located at 744 Warsaw Street Menasha, 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: 1,584‑square‑foot duplex built in 1962; Two‑bedroom, one‑bath layout in each unit; Full basement beneath each residence with washer and dryer hookups
