Upper/Lower Duplex
For Sale
$189,900
818 North Van Buren Street, Green Bay, WI 54302
Each unit features two bedrooms and one full bath with separate single-stall garages.
Property Size1,461 SF
Price / SF$129.98
Days on Market157
Property Features for 818 North Van Buren Street
General Information
Standard status
Active
Size
1,461 SF
Total Parking Spaces
2
Property subtype
Multifamily / Duplex (2 Unit)
Zoning
2 Family/Duplex,Resident
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,499
Amenities
Forced Air
2
Natural Gas
Full,Sump Pump
Block,Poured Concrete
1.5 Story,2 Up and Down
Shake Siding
1st Floor Bedroom,1st Floor Full Bath
Building Details
Year Built
1938
Buildings
1
Tenancy
Multi
Listing Agency:
AXEN Realty, LLC
(920) 419-8668
Listed By:
Dave M Forehand · License #90-59381
(920) 419-8668
Source:
Compass
Added: Mar 19
Changed: Aug 8
Last Checked: Jul 23 at 11:26AM
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 AXEN Realty, LLC
Investment Insights
Based on property information with market context.
This upper/lower duplex offers two separate residential units, each with 2 bedrooms and 1 full bath. The lower unit includes an attached single-stall garage, while the upper unit has a detached single-stall garage. The interior has been recently updated, and both units are currently occupied.
The property is located on a quiet stretch of N Van Buren St in Green Bay. It is described as being within a short walk of Green Bay Metro and Harvey St Park.
With separate garage access for each unit and recently updated interiors, the duplex is positioned as an investor-ready residential income property.
The property is located on a quiet stretch of N Van Buren St in Green Bay. It is described as being within a short walk of Green Bay Metro and Harvey St Park.
With separate garage access for each unit and recently updated interiors, the duplex is positioned as an investor-ready residential income property.
Key Highlights
- Investor‑ready upper/lower duplex with 2 bedrooms and 1 full bath per unit
- Separate single‑stall garages: attached for the lower unit and detached for the upper unit
- Both units have recently updated interiors and are currently occupied by new, well‑vetted tenants
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
$12,757
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
6.72%
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%
$255,140
$255.1K
Cap Rate 7%
$182,243
$182.2K
Cap Rate 9%
$141,744
$141.7K
Market Conditions
NOI Build-Up for 1,461 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
$19.3K $13.20/SF
− Vacancy
−$1.1K −$0.73/SF
EGI
$18.2K $12.47/SF
− OpEx
−$5.5K −$3.74/SF
NOI
$12.8K $8.73/SF
Area
Green Bay, WI
Vacancy
5.50%
Lease Rate
$13.20 /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%
$255,140
Cap Rate 7%
$182,243
Cap Rate 9%
$141,744
Alternative Uses
Best Use
Multifamily LT 5
$182.2K
$159.5K – $212.6K
NOI $12,757 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$169.8K
$148.6K – $198.1K
NOI $11,884 @ 7.0% cap · market cap 6.26%
Theoretical Best
Office A
$340.6K
$298.1K – $397.4K
NOI $23,844 @ 7.0% cap · market cap 12.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
844
Businesses Nearby
Explore this area
Business Placement
Demographics for 54302, WI
31,327
Population
13,390
Households
2.3
Avg Household Size
34
Median Age
19%
College-Educated
81%
High-School Grad
9.2 sq mi
ZIP Area
3,405
Density / Sq Mi
$55,772
Median Household Income
$37,257
Median Earnings
$881
Median Rent
$164,500
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 - Each unit features two bedrooms and one full bath with separate single-stall garages.
Where is this duplex located?
The property is located at 818 North Van Buren Street Green Bay, WI.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: Investor‑ready upper/lower duplex with 2 bedrooms and 1 full bath per unit; Separate single‑stall garages: attached for the lower unit and detached for the upper unit; Both units have recently updated interiors and are currently occupied by new, well‑vetted tenants
