Duplex with River
New
For Sale
$730,000
N3269 County Road K -, Jefferson, WI 53549
Duplex property with a separate cottage and an electric pole shed.
Property Size2,714 SF
Price / SF$268.98
Days on Market3
Property Features for N3269 County Road K -
General Information
Standard status
Active
Size
2,714 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
3
Building Details
Year Built
1880
Listing Agency:
Lannon Stone Realty LLC
Listed By:
Mary Tesch · License #87151-94
(262) 894-6762
Source:
Nikolicgroup
Added: Sep 8
Last Checked: Sep 9 at 8:51PM
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 Lannon Stone Realty LLC
Investment Insights
Based on property information with market context.
This duplex property dates to 1880 and includes a separate 576-square-foot cottage with one bedroom. A 60' x 40' pole shed with electricity adds substantial enclosed utility space for storage, equipment, hobbies, or workshop use. The property also offers more than 10 acres and approximately 723 feet along the Rock River.
Located at N3269 County Road K in Jefferson, Wisconsin, the property combines residential improvements with extensive river frontage and acreage. The separate cottage provides an additional structure on the site, while the powered shed expands the property's functional capacity.
Located at N3269 County Road K in Jefferson, Wisconsin, the property combines residential improvements with extensive river frontage and acreage. The separate cottage provides an additional structure on the site, while the powered shed expands the property's functional capacity.
Key Highlights
- Duplex property built in 1880
- More than 10 acres with approximately 723 feet of Rock River frontage
- Separate 576‑square‑foot, 1‑bedroom cottage
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
$28,776
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
3.94%
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%
$575,520
$575.5K
Cap Rate 7%
$411,086
$411.1K
Cap Rate 9%
$319,733
$319.7K
Market Conditions
NOI Build-Up for 2,714 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
$44.0K $16.20/SF
− Vacancy
−$2.9K −$1.05/SF
EGI
$41.1K $15.15/SF
− OpEx
−$12.3K −$4.54/SF
NOI
$28.8K $10.60/SF
Area
Jefferson County, WI
Vacancy
6.50%
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%
$575,520
Cap Rate 7%
$411,086
Cap Rate 9%
$319,733
Alternative Uses
Best Use
Multifamily LT 5
$411.1K
$359.7K – $479.6K
NOI $28,776 @ 7.0% cap · market cap 3.94%
Second Best
Apartment 5plus
$363.9K
$318.4K – $424.5K
NOI $25,471 @ 7.0% cap · market cap 3.49%
Theoretical Best
Office A
$637.0K
$557.4K – $743.2K
NOI $44,592 @ 7.0% cap · market cap 6.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 53549, WI
10,199
Population
4,544
Households
2.2
Avg Household Size
43
Median Age
23%
College-Educated
92%
High-School Grad
71.1 sq mi
ZIP Area
143
Density / Sq Mi
$78,058
Median Household Income
$47,266
Median Earnings
$1,035
Median Rent
$247,200
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 - Duplex property with a separate cottage and an electric pole shed.
Where is this duplex located?
The property is located at N3269 County Road K - Jefferson, WI.
What is the asking price?
The asking price for this property is $730,000.
What are key features of this property?
This property features: Duplex property built in 1880; More than 10 acres with approximately 723 feet of Rock River frontage; Separate 576‑square‑foot, 1‑bedroom cottage
