Upper/Lower Duplex
For Sale
$305,000
807 W GRUENWALD Avenue, Oshkosh, WI 54901
Freshly remodeled duplex features new kitchens and baths, stainless appliances, and updated lighting and windows.
Property Size2,174 SF
Days on Market216
Property Features for 807 W GRUENWALD Avenue
General Information
Standard status
Active
Size
2,174 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
Indv Control/Unit, Sep Electric Meter, Sep Water Meter/Unit
Building Details
Building Size
2,174 SF
Year Built
1977
Listing Agency:
Fox Cities Real Estate Market Center, LLC
Listed By:
Kim Batterman · License #94
(920) 710-1710
Source:
Kw
Added: Feb 4
Changed: Sep 8
Last Checked: Sep 7 at 7:08PM
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 Fox Cities Real Estate Market Center, LLC
Investment Insights
Based on property information with market context.
This upper/lower duplex has been freshly remodeled throughout with luxury vinyl plank flooring, neutral paint colors, and updated lighting. Each unit includes brand-new kitchens and baths with stainless steel appliances, plus newer vinyl windows.
The property also features a maintenance-free exterior and an attached 2-car garage shared by both units, along with extra storage. A spacious yard provides outdoor space for residents.
The lower unit is vacant and ready to move into or rent, while the upper unit is leased through July. Access is described as easy for the lower level with 24-hour notice required for the upper unit.
The property also features a maintenance-free exterior and an attached 2-car garage shared by both units, along with extra storage. A spacious yard provides outdoor space for residents.
The lower unit is vacant and ready to move into or rent, while the upper unit is leased through July. Access is described as easy for the lower level with 24-hour notice required for the upper unit.
Key Highlights
- Freshly remodeled upper/lower duplex with brand‑new kitchens and baths, neutral paint, and luxury vinyl plank flooring
- Stainless steel appliances with updated lighting and newer vinyl windows throughout
- Upper unit is leased through July; lower level is vacant and ready for move‑in or rental
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
$14,669
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
4.81%
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%
$293,380
$293.4K
Cap Rate 7%
$209,557
$209.6K
Cap Rate 9%
$162,989
$163.0K
Market Conditions
NOI Build-Up for 2,174 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
$22.2K $10.20/SF
− Vacancy
−$1.2K −$0.56/SF
EGI
$21.0K $9.64/SF
− OpEx
−$6.3K −$2.89/SF
NOI
$14.7K $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%
$293,380
Cap Rate 7%
$209,557
Cap Rate 9%
$162,989
Alternative Uses
Best Use
Multifamily LT 5
$209.6K
$183.4K – $244.5K
NOI $14,669 @ 7.0% cap · market cap 4.81%
Second Best
Apartment 5plus
$188.9K
$165.3K – $220.4K
NOI $13,222 @ 7.0% cap · market cap 4.34%
Theoretical Best
Office A
$469.2K
$410.6K – $547.4K
NOI $32,846 @ 7.0% cap · market cap 10.77%
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
335
Businesses Nearby
Explore this area
Business Placement
Demographics for 54901, WI
37,594
Population
15,381
Households
2.4
Avg Household Size
33
Median Age
24%
College-Educated
92%
High-School Grad
16.6 sq mi
ZIP Area
2,265
Density / Sq Mi
$61,734
Median Household Income
$31,289
Median Earnings
$932
Median Rent
$164,000
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 - Freshly remodeled duplex features new kitchens and baths, stainless appliances, and updated lighting and windows.
Where is this duplex located?
The property is located at 807 W GRUENWALD Avenue Oshkosh, WI.
What is the asking price?
The asking price for this property is $305,000.
What are key features of this property?
This property features: Freshly remodeled upper/lower duplex with brand‑new kitchens and baths, neutral paint, and luxury vinyl plank flooring; Stainless steel appliances with updated lighting and newer vinyl windows throughout; Upper unit is leased through July; lower level is vacant and ready for move‑in or rental
