Building Details

Year Built 1999

Buildings 1

Listing Agency: OK Realty m***@gmail.com Show Phone

Listed By: Mari L Kaul · License #94-58174 Show Phone

Source: Compass

Added: Mar 23 Changed: Aug 30 Last Checked: Aug 30 at 1:51PM

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Investment Insights

Based on property information with market context.

Built in 1999, this side-by-side duplex contains 2,966 square feet on a .369-acre level lot. Each residence offers 3 bedrooms, 1.5 baths, a large living room, a practical kitchen, main-floor laundry, and an attached garage. Patio doors provide direct access to the backyard, while the upper-level primary bedroom includes a walk-in closet. Both lower levels are unfinished and provide additional interior area for future configuration.

The property is located at N4583 Hickory Road in Hustisford, within a country subdivision and within walking distance of Lake Sinissippi. Milwaukee, Madison, and Oshkosh are each approximately 1 hour away. The duplex is served by a shared well and connected to the sanitary district. Additional features include forced-air heating, natural gas service, cable readiness, poured-concrete construction elements, and vinyl siding.

Key Highlights

• 2,966‑square‑foot duplex on a .369‑acre level lot
• Two side‑by‑side, 2‑story units built in 1999
• Each unit has 3 bedrooms, 1.5 baths, and an 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

$26,496

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

6.02%

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%

$529,920 $529.9K

Cap Rate 7%

$378,514 $378.5K

Cap Rate 9%

$294,400 $294.4K

Market Conditions

NOI Build-Up for 2,966 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

$39.2K $13.20/SF

− Vacancy

−$1.3K −$0.44/SF

EGI

$37.9K $12.76/SF

− OpEx

−$11.4K −$3.83/SF

NOI

$26.5K $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%

$529,920

Cap Rate 7%

$378,514

Cap Rate 9%

$294,400

Alternative Uses

Best Use

Multifamily LT 5

$378.5K

$331.2K – $441.6K (±1% cap)

NOI $26,496 @ 7.0% cap · market cap 6.02%

Second Best

Apartment 5plus

$350.8K

$307.0K – $409.3K (±1% cap)

NOI $24,558 @ 7.0% cap · market cap 5.58%

Theoretical Best

Office A

$644.3K

$563.8K – $751.7K (±1% cap)

NOI $45,102 @ 7.0% cap · market cap 10.25%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Parking Lot & Garage Dental Office Building Supply (Bike/Boat/Book/etc) Store Bakery Real Estate Agency

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

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

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Duplex - Two-story duplex with matching layouts, attached garages, unfinished lower levels, and outdoor access from both kitchens.

Where is this duplex located?

The property is located at N4583 Hickory Road Hustisford, WI.

What is the asking price?

The asking price for this property is $439,900.

What are key features of this property?

This property features: 2,966‑square‑foot duplex on a .369‑acre level lot; Two side‑by‑side, 2‑story units built in 1999; Each unit has 3 bedrooms, 1.5 baths, and an attached garage