Two-Building Apartment
For Sale
$2,999,000
825 WISCONSIN STREET, Oshkosh, WI 54901
Three- and four-bedroom units offer flexible layouts near the university, with laundry facilities and parking serving both buildings.
Property Size31,200 SF
Price / SF$96.12
Days on Market156
Property Features for 825 WISCONSIN STREET
General Information
Standard status
Active
Size
31,200 SF
Property subtype
General Commercial
Units
Unit Mix
20 x 4 bedroom, 4 x 3 bedroom
Multifamily Units
24
Taxes and HOA fees
Annual Taxes
$53,672
Amenities
stove
refrigerator
washer/dryer
covered parking
Electric
3
MR-20-UTO
0.5 to .99
Building Details
Year Built
1991
Buildings
2
Listing Agency:
(920) 233-4184
Listed By:
First Weber Oshkosh
(920) 233-4184
Source:
Xome
Added: Mar 28
Changed: Aug 29
Last Checked: Aug 29 at 3:10PM
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 First Weber Oshkosh
Investment Insights
Based on property information with market context.
This apartment property comprises two buildings with 24 units totaling 31,200 square feet. The unit mix includes 20 four-bedroom residences and four three-bedroom residences, providing the configuration described for both long-term occupancy and student housing. Each unit includes a stove and refrigerator, while each building has its own washer and dryer facilities.
Parking includes covered spaces and additional paved parking. The property was built in 1991 and received a new roof in 2023. Its proximity to the university adds context for the existing residential layout and student-housing use described in the property information. The real estate is held across two tax parcels, identified as 0502470000 and 0502450000.
Parking includes covered spaces and additional paved parking. The property was built in 1991 and received a new roof in 2023. Its proximity to the university adds context for the existing residential layout and student-housing use described in the property information. The real estate is held across two tax parcels, identified as 0502470000 and 0502450000.
Key Highlights
- 24 units across 2 apartment buildings
- Unit mix includes 20 four‑bedroom and 4 three‑bedroom residences
- 31,200 square feet; built in 1991
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
$189,755
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
6.33%
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%
$3,795,100
$3.8M
Cap Rate 7%
$2,710,786
$2.7M
Cap Rate 9%
$2,108,389
$2.1M
Market Conditions
NOI Build-Up for 31,200 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
$363.2K $11.64/SF
− Vacancy
−$18.2K −$0.58/SF
EGI
$345.0K $11.06/SF
− OpEx
−$155.3K −$4.98/SF
NOI
$189.8K $6.08/SF
Area
Winnebago County, WI
Vacancy
5.00%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$3,795,100
Cap Rate 7%
$2,710,786
Cap Rate 9%
$2,108,389
Alternative Uses
Best Use
Apartment 5plus
$2.71M
$2.37M – $3.16M
NOI $189,755 @ 7.0% cap · market cap 6.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.73M
$5.89M – $7.86M
NOI $471,385 @ 7.0% cap · market cap 15.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24
Residential units
Location Intelligence
Trade Area within ½ mile
728
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?
Apartment building - Three- and four-bedroom units offer flexible layouts near the university, with laundry facilities and parking serving both buildings.
Where is this apartment building located?
The property is located at 825 WISCONSIN STREET Oshkosh, WI.
What is the asking price?
The asking price for this property is $2,999,000.
What are key features of this property?
This property features: 24 units across 2 apartment buildings; Unit mix includes 20 four‑bedroom and 4 three‑bedroom residences; 31,200 square feet; built in 1991
