Side-by-Side
New
For Sale
$400,000
N1565 LYMAN Road, Waupaca, WI 54981
Two separate three-bedroom, two-bath units offer flexible owner-occupant or rental configurations.
Property Size3,502 SF
Price / SF$114.22
Days on Market6
Property Features for N1565 LYMAN Road
General Information
Standard status
Active
Size
3,502 SF
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,687
Building Details
Building Size
3,502 SF
Year Built
2000
Listing Agency:
Coaction Real Estate, LLC
Listed By:
Patrick F. Saifkani · License #91-950116
(920) 851-8911
Source:
C21ace
Added: Sep 18
Changed: Sep 20
Last Checked: Sep 22 at 9:06PM
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 Coaction Real Estate, LLC
Investment Insights
Based on property information with market context.
This side-by-side duplex at N1565 Lyman Rd includes two separate residential units, each arranged with 3 bedrooms and 2 bathrooms. The property contains 3,502 square feet and was built in 2000, providing a defined two-unit configuration for residential occupancy.
The layout supports multiple ownership approaches identified for the property, including living in one unit while renting the other or leasing both units. Its separate-unit design also allows an owner to maintain distinct living spaces within the same building while evaluating future rental operations.
The layout supports multiple ownership approaches identified for the property, including living in one unit while renting the other or leasing both units. Its separate-unit design also allows an owner to maintain distinct living spaces within the same building while evaluating future rental operations.
Key Highlights
- Two‑unit side‑by‑side duplex configuration
- Each unit includes 3 bedrooms and 2 bathrooms
- 3,502 square feet of total property size
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
$23,379
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
5.84%
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%
$467,580
$467.6K
Cap Rate 7%
$333,986
$334.0K
Cap Rate 9%
$259,767
$259.8K
Market Conditions
NOI Build-Up for 3,502 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
$35.7K $10.20/SF
− Vacancy
−$2.3K −$0.66/SF
EGI
$33.4K $9.54/SF
− OpEx
−$10.0K −$2.86/SF
NOI
$23.4K $6.68/SF
Area
Waupaca County, WI
Vacancy
6.50%
Lease Rate
$10.20 /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%
$467,580
Cap Rate 7%
$333,986
Cap Rate 9%
$259,767
Alternative Uses
Best Use
Multifamily LT 5
$334.0K
$292.2K – $389.7K
NOI $23,379 @ 7.0% cap · market cap 5.84%
Second Best
Apartment 5plus
$312.0K
$273.0K – $364.0K
NOI $21,842 @ 7.0% cap · market cap 5.46%
Theoretical Best
Office A
$656.0K
$574.0K – $765.3K
NOI $45,917 @ 7.0% cap · market cap 11.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
143
Businesses Nearby
Explore this area
Business Placement
Demographics for 54981, WI
14,998
Population
8,253
Households
1.8
Avg Household Size
47
Median Age
28%
College-Educated
94%
High-School Grad
131.6 sq mi
ZIP Area
114
Density / Sq Mi
$76,821
Median Household Income
$45,326
Median Earnings
$800
Median Rent
$204,100
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 - Two separate three-bedroom, two-bath units offer flexible owner-occupant or rental configurations.
Where is this duplex located?
The property is located at N1565 LYMAN Road Waupaca, WI.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Two‑unit side‑by‑side duplex configuration; Each unit includes 3 bedrooms and 2 bathrooms; 3,502 square feet of total property size
