Side-by-Side
For Sale
$412,500
9105 W Howard Ave, Greenfield, WI 53228
Two-unit residential property with open-concept living areas and newer carpet in Greenfield.
Property Size2,818 SF
Price / SF$146.38
Days on Market8
Property Features for 9105 W Howard Ave
General Information
Standard status
Active
Size
2,818 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$8,937
Building Details
Year Built
1977
Listing Agency:
Coldwell Banker Realty
(262) 719-5280
Listed By:
Keith Cornehls
(262) 719-5280
Source:
Exprealty
Added: Aug 10
Changed: Aug 17
Last Checked: Aug 17 at 2:15AM
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 Realty
Investment Insights
Based on property information with market context.
This side-by-side duplex offers 2,818 square feet across two residential units. The property was built in 1977 and includes open-concept living areas with newer carpet, providing a defined starting point for future updates and personalization.
Located in Greenfield, the property is near restaurants and the freeway. The address is 9105 W Howard Ave, Greenfield, WI.
Located in Greenfield, the property is near restaurants and the freeway. The address is 9105 W Howard Ave, Greenfield, WI.
Key Highlights
- Side‑by‑side duplex configuration
- 2,818 square feet of property size
- Built in 1977
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
$30,199
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
7.32%
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%
$603,980
$604.0K
Cap Rate 7%
$431,414
$431.4K
Cap Rate 9%
$335,544
$335.5K
Market Conditions
NOI Build-Up for 2,818 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
$45.7K $16.20/SF
− Vacancy
−$2.5K −$0.89/SF
EGI
$43.1K $15.31/SF
− OpEx
−$12.9K −$4.59/SF
NOI
$30.2K $10.72/SF
Area
Milwaukee County, WI
Vacancy
5.50%
Lease Rate
$16.20 /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%
$603,980
Cap Rate 7%
$431,414
Cap Rate 9%
$335,544
Alternative Uses
Best Use
Multifamily LT 5
$431.4K
$377.5K – $503.3K
NOI $30,199 @ 7.0% cap · market cap 7.32%
Second Best
Apartment 5plus
$385.4K
$337.2K – $449.6K
NOI $26,976 @ 7.0% cap · market cap 6.54%
Theoretical Best
Office A
$668.3K
$584.7K – $779.6K
NOI $46,778 @ 7.0% cap · market cap 11.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
194
Businesses Nearby
Explore this area
Business Placement
Demographics for 53228, WI
15,341
Population
7,180
Households
2.1
Avg Household Size
45
Median Age
36%
College-Educated
96%
High-School Grad
5.2 sq mi
ZIP Area
2,950
Density / Sq Mi
$75,288
Median Household Income
$54,006
Median Earnings
$1,220
Median Rent
$254,700
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 residential property with open-concept living areas and newer carpet in Greenfield.
Where is this duplex located?
The property is located at 9105 W Howard Ave Greenfield, WI.
What is the asking price?
The asking price for this property is $412,500.
What are key features of this property?
This property features: Side‑by‑side duplex configuration; 2,818 square feet of property size; Built in 1977
