Updated Duplex with Two-Car
For Sale
$199,900
810 Henrietta St, Wausau, WI 54403
Two-unit property with separate entrances, basement laundry areas, and a spacious three-bedroom main residence.
Property Size1,980 SF
Price / SF$100.96
Days on Market83
Property Features for 810 Henrietta St
General Information
Standard status
Active
Size
1,980 SF
Total Parking Spaces
2
Property subtype
Residential Income
Units
Unit Mix
1 x 2BR, 1 x 1BR
Multifamily Units
2
Amenities
fireplace
hardwood floors
front porch
basement
separate laundry areas
airing porch
Building Details
Buildings
1
Listing Agency:
COLDWELL BANKER ACTION
(715) 212-1489
Listed By:
RICK MULLEN · License #5621390
(715) 212-1489
Source:
Exprealty
Added: Jun 9
Changed: Aug 29
Last Checked: Aug 29 at 2:02PM
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 ACTION
Investment Insights
Based on property information with market context.
This 1,980-square-foot duplex includes a two-bedroom main-level residence and a one-bedroom upper unit. The primary unit features a large living room with fireplace, dining room, galley kitchen, hardwood floors, and detailed baseboard and window and door trim. The upper residence offers a living room with tongue-and-groove pine ceiling, galley kitchen, large closet, and airing porch. Each unit has independent access to an exclusive basement area, with separate laundry spaces serving the residences.
Exterior improvements include a front porch with brick columns and durable decking, while additional updates have been completed throughout the property to reduce maintenance and modernize mechanical systems. A two-car garage is also located on the property. The duplex has operated as an income-producing rental and is occupied by month-to-month tenants. The property is located at 810 Henrietta St in Wausau, Wisconsin.
Exterior improvements include a front porch with brick columns and durable decking, while additional updates have been completed throughout the property to reduce maintenance and modernize mechanical systems. A two-car garage is also located on the property. The duplex has operated as an income-producing rental and is occupied by month-to-month tenants. The property is located at 810 Henrietta St in Wausau, Wisconsin.
Key Highlights
- 1,980‑square‑foot duplex with two‑bedroom main unit and one‑bedroom upper unit
- Two separate basement laundry areas with exclusive access for each residence
- Two‑car garage included on the property
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
$16,555
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
8.28%
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%
$331,100
$331.1K
Cap Rate 7%
$236,500
$236.5K
Cap Rate 9%
$183,944
$183.9K
Market Conditions
NOI Build-Up for 1,980 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
$24.9K $12.60/SF
− Vacancy
−$1.3K −$0.66/SF
EGI
$23.7K $11.94/SF
− OpEx
−$7.1K −$3.58/SF
NOI
$16.6K $8.36/SF
Area
Marathon County, WI
Vacancy
5.20%
Lease Rate
$12.60 /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%
$331,100
Cap Rate 7%
$236,500
Cap Rate 9%
$183,944
Alternative Uses
Best Use
Multifamily LT 5
$236.5K
$206.9K – $275.9K
NOI $16,555 @ 7.0% cap · market cap 8.28%
Second Best
Apartment 5plus
$213.3K
$186.6K – $248.8K
NOI $14,929 @ 7.0% cap · market cap 7.47%
Theoretical Best
Specialty Retail
$365.8K
$320.1K – $426.8K
NOI $25,607 @ 7.0% cap · market cap 12.81%
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
1,040
Businesses Nearby
Explore this area
Business Placement
Demographics for 54403, WI
24,712
Population
11,171
Households
2.2
Avg Household Size
41
Median Age
33%
College-Educated
95%
High-School Grad
133.6 sq mi
ZIP Area
185
Density / Sq Mi
$66,040
Median Household Income
$41,670
Median Earnings
$942
Median Rent
$179,400
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 - Two-unit property with separate entrances, basement laundry areas, and a spacious three-bedroom main residence.
Where is this duplex located?
The property is located at 810 Henrietta St Wausau, WI.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: 1,980‑square‑foot duplex with two‑bedroom main unit and one‑bedroom upper unit; Two separate basement laundry areas with exclusive access for each residence; Two‑car garage included on the property
