Upper/Lower Duplex with Updated
For Sale
$174,900
918 S 4th Avenue, Wausau, WI 54401
Vacant main-level unit includes one bedroom, one bathroom, and exclusive basement access.
Property Size1,632 SF
Price / SF$107.17
Days on Market9
Property Features for 918 S 4th Avenue
General Information
Standard status
Active
Size
1,632 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,461
Building Details
Buildings
1
Listing Agency:
COLDWELL BANKER ACTION
(715) 212-4693
Listed By:
AUSTIN SOLOMON · License #8143394
(715) 212-4693
Source:
Exprealty
Added: Aug 12
Changed: Aug 20
Last Checked: Aug 20 at 12:33PM
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 ACTION
Investment Insights
Based on property information with market context.
This upper/lower duplex at 918 S 4th Avenue in Wausau includes a currently vacant main-level residence with a practical one-bedroom, one-bathroom layout. The unit features a large living room, generous dining area, updated kitchen, and attached pantry. Exclusive access to the basement provides additional space connected to the main-level unit.
The main residence is supported by a gas furnace and gas water heater installed in 2023. The unit has undergone deep cleaning and is described as move-in ready. The property contains 1,632 square feet and is configured as a duplex, providing separate upper- and lower-level living spaces.
The main residence is supported by a gas furnace and gas water heater installed in 2023. The unit has undergone deep cleaning and is described as move-in ready. The property contains 1,632 square feet and is configured as a duplex, providing separate upper- and lower-level living spaces.
Key Highlights
- Upper/lower duplex configuration
- 1,632 square feet
- Vacant main‑level unit with one bedroom and one bathroom
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
$13,646
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
7.80%
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%
$272,920
$272.9K
Cap Rate 7%
$194,943
$194.9K
Cap Rate 9%
$151,622
$151.6K
Market Conditions
NOI Build-Up for 1,632 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
$20.6K $12.60/SF
− Vacancy
−$1.1K −$0.66/SF
EGI
$19.5K $11.94/SF
− OpEx
−$5.8K −$3.58/SF
NOI
$13.6K $8.36/SF
Area
Marathon County, WI
Vacancy
5.20%
Lease Rate
$12.60 /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%
$272,920
Cap Rate 7%
$194,943
Cap Rate 9%
$151,622
Alternative Uses
Best Use
Multifamily LT 5
$194.9K
$170.6K – $227.4K
NOI $13,646 @ 7.0% cap · market cap 7.80%
Second Best
Apartment 5plus
$175.8K
$153.8K – $205.1K
NOI $12,305 @ 7.0% cap · market cap 7.04%
Theoretical Best
Specialty Retail
$301.5K
$263.8K – $351.8K
NOI $21,107 @ 7.0% cap · market cap 12.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
360
Businesses Nearby
Explore this area
Business Placement
Demographics for 54401, WI
31,727
Population
14,230
Households
2.2
Avg Household Size
40
Median Age
31%
College-Educated
91%
High-School Grad
84.2 sq mi
ZIP Area
377
Density / Sq Mi
$69,542
Median Household Income
$40,796
Median Earnings
$969
Median Rent
$186,100
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 - Vacant main-level unit includes one bedroom, one bathroom, and exclusive basement access.
Where is this duplex located?
The property is located at 918 S 4th Avenue Wausau, WI.
What is the asking price?
The asking price for this property is $174,900.
What are key features of this property?
This property features: Upper/lower duplex configuration; 1,632 square feet; Vacant main‑level unit with one bedroom and one bathroom
