Medical Office Building with ADA
For Sale
$379,500
N430 WOOD DUCK Drive, Fremont, WI 54940
Commercial Sale, FREMONT, WI
Property Size4,128 SF
Lot Size2.20 Acres
Price / SF$91.93
Days on Market500
Property Features for N430 WOOD DUCK Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Elementary school district
Weyauwega-Fremont
Middle school district
Weyauwega-Fremont
High school district
Weyauwega-Fremont
Directions
From Waupaca, take Hwy 10 E 15 mi. Exit Hwy 110 and turn N. Bldg on right. Turn right at the BP & right on Wood Duck Dr. 20 miles from Appleton.
Standard status
Active
APN
06 31 73 10
Lot size
2.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 10, Grey Goose Landing.
Tax Annual Amount
4036
Legal Description
Lot 10, Grey Goose Landing.
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
2004
Building materials
Brick
Listing Agency:
United Country-Udoni & Salan Realty
(715) 258-8800
Listed By:
Bob Steidl · License #90-13576
(715) 758-8800
Added: Apr 9, 2025
Changed: Aug 20
Last Checked: Aug 21 at 9:06PM
MLS# 50306502
Copyright © 2026 Realtor Association of Northeast Wisconsin. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2004, this 4,128-square-foot medical office property features an all-brick exterior, metal roof, central air, and forced-air heating. The ADA-accessible interior includes an air-lock entry, reception area, sizable waiting room, nine large offices, four smaller offices, a break room, three bathrooms, and a flexible all-purpose room. The building was designed with expansion potential to the north.
The property occupies 2.2 acres within General Commercial zoning at the northeast corner of Hwy 10 and Hwy 110 in Fremont. Site improvements include a parking lot, landscaping, and two large monument signs. Public water and public sewer serve the property, which is approximately 20 minutes from Appleton.
The property occupies 2.2 acres within General Commercial zoning at the northeast corner of Hwy 10 and Hwy 110 in Fremont. Site improvements include a parking lot, landscaping, and two large monument signs. Public water and public sewer serve the property, which is approximately 20 minutes from Appleton.
Key Highlights
- 4,128‑square‑foot medical office building constructed in 2004
- 2.2 acres zoned General Commercial
- Nine large offices plus four smaller offices
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
$34,180
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
9.01%
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%
$683,600
$683.6K
Cap Rate 7%
$488,286
$488.3K
Cap Rate 9%
$379,778
$379.8K
Market Conditions
NOI Build-Up for 4,128 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
$61.9K $15.00/SF
− Vacancy
−$5.0K −$1.20/SF
EGI
$57.0K $13.80/SF
− OpEx
−$22.8K −$5.52/SF
NOI
$34.2K $8.28/SF
Area
Waupaca County, WI
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
40.00%
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%
$683,600
Cap Rate 7%
$488,286
Cap Rate 9%
$379,778
Alternative Uses
Best Use
Office B
$647.0K
$566.2K – $754.9K
NOI $45,292 @ 7.0% cap · market cap 11.93%
Second Best
Healthcare Medical
$488.3K
$427.3K – $569.7K
NOI $34,180 @ 7.0% cap · market cap 9.01%
Theoretical Best
Office A
$773.2K
$676.6K – $902.1K
NOI $54,125 @ 7.0% cap · market cap 14.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 54940, WI
4,219
Population
2,142
Households
2
Avg Household Size
50
Median Age
26%
College-Educated
95%
High-School Grad
90.5 sq mi
ZIP Area
47
Density / Sq Mi
$87,900
Median Household Income
$50,699
Median Earnings
$980
Median Rent
$286,300
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Brick medical office with reception, waiting area, and multiple private offices.
Where is this medical office space located?
The property is located at N430 WOOD DUCK Drive Fremont, WI.
What is the asking price?
The asking price for this property is $379,500.
What are key features of this property?
This property features: 4,128‑square‑foot medical office building constructed in 2004; 2.2 acres zoned General Commercial; Nine large offices plus four smaller offices
