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For Sale
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346 1St St, Neenah, WI 54956
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Property summary
AI-generated overview
The property is a land parcel located north of Theda Clark Hospital in downtown Neenah. It lies within the City of Neenah’s Tax Incremental District (TID) and is positioned for redevelopment in a downtown setting. The land is serviced with utilities available on-site, including electric, water, gas, cable, and telephone, and it is in an area where rezoning for commercial use has been considered by the City.
Property profile
Verified
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1946
Total area
10,620 SF
Lot
0.81 ac (35,420 SF)
Zoning code
C2;CENTRAL BUSINESS
APN
03-0063-0000
UPID
US92-0743576
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$275k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$275k
Owner & transaction history
since 2014
1 recorded transaction
Zoning & alternative use
C2;CENTRAL BUSINESS · Neenah, WI
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$275k
Value range
$248k – $303k
±10% around blend
Estimated value / SF
$26 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
$248k
blend $275k
$303k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
10,620 SF
Lot area
0.81 ac
Year built
1946
APN
03-0063-0000
Zoning
C2;CENTRAL BUSINESS
Assessed value
$130,000
Annual tax
$2,023
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$824k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.1 mi away · 11,462 SF
7.5 mi away · 13,786 SF
7.9 mi away · 7,500 SF
8.0 mi away · 10,800 SF
8.0 mi away · 7,512 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$275k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 60 sales
$62
-58%
Submarket 60 sales
$62
-58%
County 224 sales
$79
-67%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $26/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$130k
Move the market yield to see immediate price impact.
Value / SF
$12
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$8k
$164k
$117k
$91k
$9k
$182k
$130k
$101k
$10k
$200k
$143k
$111k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$326k
0.1 mi · Dec 2025 · $43/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$2,023
Tax year 2023
Assessed value
$130,000
Assessed 2023
Previous assessed
$124,000
+4.8% YoY
Effective rate
1.56%
On assessed value
Assessed land
$124,500
Assessed improvement
$5,500
Land market value
$124,358
Improvement market value
$5,493
Total market value
$129,851
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Year built
1946
Heating
NONE
Total area
10,620 SF
Lot
0.81 ac (35,420 SF)
Zoning code
C2;CENTRAL BUSINESS
APN
03-0063-0000
UPID
US92-0743576
Jurisdiction
WINNEBAGO
Zoning & alternative use
C2;CENTRAL BUSINESS · Neenah, WIZoning C2;CENTRAL BUSINESS · permitted uses
C2;CENTRAL BUSINESS · Neenah, WI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1946
Heating
NONE
Lot
0.81 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C2;CENTRAL BUSINESS
Jurisdiction
Neenah, WI
Recorded code
C2;CENTRAL BUSINESS
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C2;CENTRAL BUSINESS in Neenah, WI.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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