Quad-Level Duplex with Attached
For Sale
$629,900
N1844 LILY OF THE VALLEY Court, Greenville, WI 54942
Residential income property with open-concept kitchen and dining areas, backyard, and nearby community amenities.
Property Size3,192 SF
Price / SF$197.34
Days on Market13
Property Features for N1844 LILY OF THE VALLEY Court
General Information
Standard status
Active
Size
3,192 SF
Total Parking Spaces
2
Property subtype
Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,131
Amenities
large backyard
Building Details
Building Size
3,192 SF
Year Built
1998
Buildings
1
Construction
quad-level
Listing Agency:
Keller Williams Fox Cities
(920) 428-9227
Listed By:
Diane M. Lathrop · License #91-937763
(920) 428-9227
Source:
C21ace
Added: Jul 31
Changed: Aug 11
Last Checked: Aug 11 at 6:42AM
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 Keller Williams Fox Cities
Investment Insights
Based on property information with market context.
This quad-level duplex was built in 1998 and contains 3,192 square feet. The property includes 3 bedrooms, 2 baths, and a 2-car attached garage, along with an open-concept kitchen and dining arrangement and a large backyard. A new roof and gutters are identified for 2026, and the furnace serving the 1844 side is also new.
The property is located in the Village of Greenville near walking paths, schools, and the YMCA. The address is N1844 Lily of the Valley Court, Greenville, WI 54942-9047. Showing access requires 24 hours’ notice.
The property is located in the Village of Greenville near walking paths, schools, and the YMCA. The address is N1844 Lily of the Valley Court, Greenville, WI 54942-9047. Showing access requires 24 hours’ notice.
Key Highlights
- Quad‑level duplex with 3,192 square feet
- 3 bedrooms and 2 baths
- 2‑car attached garage
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
$24,326
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
3.86%
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%
$486,520
$486.5K
Cap Rate 7%
$347,514
$347.5K
Cap Rate 9%
$270,289
$270.3K
Market Conditions
NOI Build-Up for 3,192 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
$36.4K $11.40/SF
− Vacancy
−$1.6K −$0.51/SF
EGI
$34.8K $10.89/SF
− OpEx
−$10.4K −$3.27/SF
NOI
$24.3K $7.62/SF
Area
Outagamie County, WI
Vacancy
4.50%
Lease Rate
$11.40 /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%
$486,520
Cap Rate 7%
$347,514
Cap Rate 9%
$270,289
Alternative Uses
Best Use
Multifamily LT 5
$347.5K
$304.1K – $405.4K
NOI $24,326 @ 7.0% cap · market cap 3.86%
Second Best
Apartment 5plus
$325.3K
$284.6K – $379.5K
NOI $22,769 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$880.1K
$770.1K – $1.03M
NOI $61,606 @ 7.0% cap · market cap 9.78%
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
184
Businesses Nearby
Explore this area
Business Placement
Demographics for 54942, WI
10,403
Population
4,056
Households
2.6
Avg Household Size
38
Median Age
44%
College-Educated
99%
High-School Grad
16.0 sq mi
ZIP Area
650
Density / Sq Mi
$113,633
Median Household Income
$63,596
Median Earnings
$1,156
Median Rent
$336,500
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 - Residential income property with open-concept kitchen and dining areas, backyard, and nearby community amenities.
Where is this duplex located?
The property is located at N1844 LILY OF THE VALLEY Court Greenville, WI.
What is the asking price?
The asking price for this property is $629,900.
What are key features of this property?
This property features: Quad‑level duplex with 3,192 square feet; 3 bedrooms and 2 baths; 2‑car attached garage
