10-Unit Apartment
New
For Sale
$1,650,000
840 E Beacon Ave, New London, WI 54961
Brick multifamily property with townhome-style residences and garage parking across an established residential setting.
Property Size10,000 SF
Price / SF$165
Days on Market5
Property Features for 840 E Beacon Ave
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Multifamily
Occupancy
93%
Additional Details
Cap Rate
6.27%
Multifamily Units
10
Amenities
2000s Vintage
Tenants Responsible for Water, Sewer, and Trash Expenses
Professionally Managed Asset with Durable Brick Exterior
Building Details
Building Size
10,000 SF
Year Built
2000
Units
10
Construction
brick exterior
Listing Agency:
(262) 364-1907
Listed By:
Dan Bowar · License #License(s): WI: 97683-94
(262) 364-1907
Source:
Marcusmillichap
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 29 at 5:17PM
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 Dan Bowar
Investment Insights
Based on property information with market context.
Beacon Avenue Apartments is a 10-unit multifamily property at 840 E Beacon Avenue in New London, Wisconsin. Built in 2000, the approximately 10,000-square-foot community combines conventional apartment residences with two townhome-style units. Those townhome units include attached garages, while the other residences have access to detached garage parking. A brick exterior adds a durable building finish.
Professional management is in place, and residents are responsible for water, sewer, and trash expenses. The property is situated in an established residential area of New London with access to community amenities and the local employment base.
Professional management is in place, and residents are responsible for water, sewer, and trash expenses. The property is situated in an established residential area of New London with access to community amenities and the local employment base.
Key Highlights
- 10‑unit multifamily community at 840 E Beacon Avenue, New London, Wisconsin
- Approximately 10,000 square feet constructed in 2000
- Two townhome‑style units include attached garages
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
$62,370
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
3.78%
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%
$1,247,400
$1.2M
Cap Rate 7%
$891,000
$891.0K
Cap Rate 9%
$693,000
$693.0K
Market Conditions
NOI Build-Up for 10,000 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
$120.0K $12.00/SF
− Vacancy
−$6.6K −$0.66/SF
EGI
$113.4K $11.34/SF
− OpEx
−$51.0K −$5.10/SF
NOI
$62.4K $6.24/SF
Area
Waupaca County, WI
Vacancy
5.50%
Lease Rate
$12.00 /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%
$1,247,400
Cap Rate 7%
$891,000
Cap Rate 9%
$693,000
Alternative Uses
Best Use
Apartment 5plus
$891.0K
$779.6K – $1.04M
NOI $62,370 @ 7.0% cap · market cap 3.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.87M
$1.64M – $2.19M
NOI $131,118 @ 7.0% cap · market cap 7.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Residential units
Location Intelligence
Trade Area within ½ mile
245
Businesses Nearby
Explore this area
Business Placement
Demographics for 54961, WI
14,122
Population
6,249
Households
2.3
Avg Household Size
43
Median Age
18%
College-Educated
91%
High-School Grad
124.1 sq mi
ZIP Area
114
Density / Sq Mi
$71,337
Median Household Income
$43,960
Median Earnings
$841
Median Rent
$196,600
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 - Brick multifamily property with townhome-style residences and garage parking across an established residential setting.
Where is this apartment building located?
The property is located at 840 E Beacon Ave New London, WI.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 10‑unit multifamily community at 840 E Beacon Avenue, New London, Wisconsin; Approximately 10,000 square feet constructed in 2000; Two townhome‑style units include attached garages
