Updated Duplex with Composite
For Sale
$399,000
810 East Lincoln Avenue Unit 810A, Milwaukee, WI 53207
Two-unit property with a yard, garage, and recent major improvements.
Property Size1,683 SF
Price / SF$237.08
Days on Market50
Property Features for 810 East Lincoln Avenue Unit 810A
General Information
Standard status
Active
Size
1,683 SF
Total Parking Spaces
3
Property subtype
Two-Family / Two Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,943
Amenities
yard
fire pit
composite deck
Full
Vinyl
1.0
2.0
843.0
4.0
1683.0
Building Details
Year Built
1900
Listing Agency:
Coldwell Banker Real Estate LLC
Listed By:
Betsy Shock · License #76985-94
(414) 426-1358
Source:
Compass
Added: Jul 15
Changed: Sep 2
Last Checked: Aug 30 at 11:01PM
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 Coldwell Banker Real Estate LLC
Investment Insights
Based on property information with market context.
This 1,683-square-foot duplex at 810 East Lincoln Avenue, Unit 810A, includes updated interiors, fresh paint, and a composite deck suited to outdoor dining or gatherings. The property also offers a yard, fire pit, a 1-car garage, and a 2-car parking slab. Recent improvements include a new roof and stainless steel appliances completed in 2025, along with a new furnace installed in 2023. Built in 1900, the property is located in Milwaukee’s Bay View area, near restaurants, cafes, shops, bowling, parks, and a dog park.
Key Highlights
- 1,683‑square‑foot duplex in Milwaukee’s Bay View area
- New roof and stainless steel appliances completed in 2025
- New furnace installed in 2023
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
$16,929
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
4.24%
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%
$338,580
$338.6K
Cap Rate 7%
$241,843
$241.8K
Cap Rate 9%
$188,100
$188.1K
Market Conditions
NOI Build-Up for 1,683 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
$25.2K $15.00/SF
− Vacancy
−$1.1K −$0.63/SF
EGI
$24.2K $14.37/SF
− OpEx
−$7.3K −$4.31/SF
NOI
$16.9K $10.06/SF
Area
Milwaukee, WI
Vacancy
4.20%
Lease Rate
$15.00 /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%
$338,580
Cap Rate 7%
$241,843
Cap Rate 9%
$188,100
Alternative Uses
Best Use
Multifamily LT 5
$241.8K
$211.6K – $282.2K
NOI $16,929 @ 7.0% cap · market cap 4.24%
Second Best
Apartment 5plus
$223.9K
$195.9K – $261.3K
NOI $15,675 @ 7.0% cap · market cap 3.93%
Theoretical Best
Office A
$404.4K
$353.9K – $471.9K
NOI $28,311 @ 7.0% cap · market cap 7.10%
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
933
Businesses Nearby
Explore this area
Business Placement
Demographics for 53207, WI
34,292
Population
17,278
Households
2
Avg Household Size
37
Median Age
45%
College-Educated
94%
High-School Grad
10.0 sq mi
ZIP Area
3,429
Density / Sq Mi
$79,576
Median Household Income
$53,886
Median Earnings
$1,145
Median Rent
$228,500
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 a yard, garage, and recent major improvements.
Where is this duplex located?
The property is located at 810 East Lincoln Avenue Unit 810A Milwaukee, WI.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1,683‑square‑foot duplex in Milwaukee’s Bay View area; New roof and stainless steel appliances completed in 2025; New furnace installed in 2023
