Side-by-Side
For Sale
$435,000
N4560 Hickory Rd, Hustisford, WI 53034
Both units are tenant-occupied, supporting continued rental use.
Property Size3,300 SF
Lot Size0.93 Acres
Price / SF$131.82
Days on Market29
Property Features for N4560 Hickory Rd
General Information
Standard status
Active
Size
3,300 SF
Lot size
0.93 Acres
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Year Built
1990
Buildings
1
Tenancy
Multi
Listing Agency:
Berkshire Hathaway Homeservices Metro Realty
(920) 893-3001
Listed By:
Avenue Real Estate
(920) 893-3001
Source:
Avenueret
Added: Aug 2
Changed: Aug 29
Last Checked: Aug 29 at 5:06PM
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 Berkshire Hathaway Homeservices Metro Realty
Investment Insights
Based on property information with market context.
This side-by-side duplex was built in 1990 and contains 3,300 square feet on a 0.928-acre lot. The property includes two residential units, and both are currently tenant-occupied, allowing continued use as a rental property while preserving future flexibility for an owner-occupant.
Located at N4560 Hickory Rd in Hustisford, the duplex is within walking distance of Sinissippi Lake and is served by the Hustisford School District. The property is situated in the Glacier Heights subdivision, with local amenities accessible from the site.
Located at N4560 Hickory Rd in Hustisford, the duplex is within walking distance of Sinissippi Lake and is served by the Hustisford School District. The property is situated in the Glacier Heights subdivision, with local amenities accessible from the site.
Key Highlights
- Side‑by‑side duplex with 3,300 square feet
- 0.928‑acre lot in the Glacier Heights subdivision
- Both units are currently tenant‑occupied
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
$29,480
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
6.78%
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%
$589,600
$589.6K
Cap Rate 7%
$421,143
$421.1K
Cap Rate 9%
$327,556
$327.6K
Market Conditions
NOI Build-Up for 3,300 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
$43.6K $13.20/SF
− Vacancy
−$1.4K −$0.44/SF
EGI
$42.1K $12.76/SF
− OpEx
−$12.6K −$3.83/SF
NOI
$29.5K $8.93/SF
Area
Dodge County, WI
Vacancy
3.32%
Lease Rate
$13.20 /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%
$589,600
Cap Rate 7%
$421,143
Cap Rate 9%
$327,556
Alternative Uses
Best Use
Multifamily LT 5
$421.1K
$368.5K – $491.3K
NOI $29,480 @ 7.0% cap · market cap 6.78%
Second Best
Apartment 5plus
$390.3K
$341.5K – $455.4K
NOI $27,323 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$716.9K
$627.3K – $836.4K
NOI $50,181 @ 7.0% cap · market cap 11.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
Explore this area
Business Placement
Demographics for 53034, WI
1,733
Population
726
Households
2.4
Avg Household Size
45
Median Age
15%
College-Educated
94%
High-School Grad
7.7 sq mi
ZIP Area
225
Density / Sq Mi
$78,859
Median Household Income
$44,444
Median Earnings
$955
Median Rent
$214,800
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - Both units are tenant-occupied, supporting continued rental use.
Where is this duplex located?
The property is located at N4560 Hickory Rd Hustisford, WI.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Side‑by‑side duplex with 3,300 square feet; 0.928‑acre lot in the Glacier Heights subdivision; Both units are currently tenant‑occupied
