Two-Story Duplex with Fenced
For Sale
$270,000
827 North Broadway, Green Bay, WI 54303
Upper and lower units offer separate living arrangements, with one opening to a fenced outdoor area.
Property Size3,038 SF
Price / SF$88.87
Days on Market139
Property Features for 827 North Broadway
General Information
Standard status
Active
Size
3,038 SF
Property subtype
Multifamily / Duplex (2 Unit)
Zoning
Residential
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,116
Amenities
fenced-in yard
Forced Air
1
2
Natural Gas
Full
Stone
2 Story,2 Up and Down
Vinyl Siding
Not Applicable
Building Details
Year Built
1900
Buildings
1
Listing Agency:
Elysian Realty, LLC
(773) 218-0502
Listed By:
Elysia N Diaz · License #90-57383
(773) 218-0502
Source:
Compass
Added: Apr 14
Changed: Aug 29
Last Checked: Aug 29 at 1:27PM
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 Elysian Realty, LLC
Investment Insights
Based on property information with market context.
This two-story duplex contains 3,038 square feet arranged as upper and lower residences. The upper unit features an open living layout, ample natural light, and a spacious kitchen. The lower residence connects directly with a fenced yard. The property was built in 1900 and is zoned Residential.
Both units are occupied under leases scheduled to end May 31st 2026, followed by month-to-month tenancy. Property updates include a lower furnace installed in 2015 and a water heater replaced in 2021. The building is located at 827 North Broadway in Green Bay, with nearby parks, schools, local amenities, and highway access.
Both units are occupied under leases scheduled to end May 31st 2026, followed by month-to-month tenancy. Property updates include a lower furnace installed in 2015 and a water heater replaced in 2021. The building is located at 827 North Broadway in Green Bay, with nearby parks, schools, local amenities, and highway access.
Key Highlights
- 3,038‑square‑foot duplex with upper and lower units
- Residential zoning at 827 North Broadway, Green Bay, WI 54303
- Upper unit includes open living space, natural light, and a spacious kitchen
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
$24,711
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
9.15%
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%
$494,220
$494.2K
Cap Rate 7%
$353,014
$353.0K
Cap Rate 9%
$274,567
$274.6K
Market Conditions
NOI Build-Up for 3,038 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
$47.4K $15.60/SF
− Vacancy
−$2.5K −$0.81/SF
EGI
$44.9K $14.79/SF
− OpEx
−$20.2K −$6.65/SF
NOI
$24.7K $8.13/SF
Area
Green Bay, WI
Vacancy
5.20%
Lease Rate
$15.60 /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%
$494,220
Cap Rate 7%
$353,014
Cap Rate 9%
$274,567
Alternative Uses
Best Use
Multifamily LT 5
$379.0K
$331.6K – $442.1K
NOI $26,527 @ 7.0% cap · market cap 9.82%
Second Best
Apartment 5plus
$353.0K
$308.9K – $411.9K
NOI $24,711 @ 7.0% cap · market cap 9.15%
Theoretical Best
Office A
$708.3K
$619.8K – $826.3K
NOI $49,580 @ 7.0% cap · market cap 18.36%
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
653
Businesses Nearby
Explore this area
Business Placement
Demographics for 54303, WI
27,478
Population
13,088
Households
2.1
Avg Household Size
36
Median Age
18%
College-Educated
91%
High-School Grad
11.5 sq mi
ZIP Area
2,389
Density / Sq Mi
$58,110
Median Household Income
$38,983
Median Earnings
$859
Median Rent
$160,100
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 - Upper and lower units offer separate living arrangements, with one opening to a fenced outdoor area.
Where is this duplex located?
The property is located at 827 North Broadway Green Bay, WI.
What is the asking price?
The asking price for this property is $270,000.
What are key features of this property?
This property features: 3,038‑square‑foot duplex with upper and lower units; Residential zoning at 827 North Broadway, Green Bay, WI 54303; Upper unit includes open living space, natural light, and a spacious kitchen
