Duplex with Updated Upper
For Sale
$269,500
N5530 STATE ROAD 76, Shiocton, WI 54170
Residential Income, SHIOCTON, WI
Property Size2,164 SF
Lot Size0.65 Acres
Price / SF$124.54
Days on Market185
Property Features for N5530 STATE ROAD 76
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
2 Family/Duplex,Resident
Parking
4
Accessibility
Accessible Approach with Ramp
Lot features
Corner Lot
Elementary school
Shiocton
Middle school
Shiocton
High school
Shiocton
Elementary school district
Shiocton
Middle school district
Shiocton
High school district
Shiocton
Directions
N State Rd 76, W on Hwy S until you meet back with 76 N. Follow 76 through town until the corner of 76 & Elm across from the saw mill. Park on road.
Standard status
Active
APN
280042500, 280042400,280042300
Size
2,164 SF
Lot size
0.65 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2589
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Oil
Water source
Public
Amenities
front porch
deck
Building Details
Year built
1906
Number of units
2
Building materials
Vinyl Siding
Listing Agency:
Expert Real Estate Partners, LLC
(920) 903-1600
Listed By:
Megan E. Lone · License #9069251
(920) 225-9627
Added: Mar 24
Changed: Sep 23
Last Checked: Sep 24 at 8:06PM
MLS# 50323537
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.
This 2,164-square-foot duplex, built in 1906, contains two residential units with distinct layouts. The lower unit offers two bedrooms and one full bathroom, while the upper unit has three bedrooms and one-and-a-half bathrooms. The upper residence has been renovated, including a new deck and rear staircase. Original character remains in the lower unit, which also includes a large front porch. Both units are occupied on month-to-month arrangements.
The property sits on 0.65 acres along N5530 State Road 76 in Shiocton, Wisconsin. Improvements include a four-car garage, a large driveway, vinyl siding, public water, public sewer, forced-air oil heat, and an accessible approach with ramp. The roof is approximately 10 years old, and two water heaters have been replaced. The full basement includes additional laundry hookups.
The property sits on 0.65 acres along N5530 State Road 76 in Shiocton, Wisconsin. Improvements include a four-car garage, a large driveway, vinyl siding, public water, public sewer, forced-air oil heat, and an accessible approach with ramp. The roof is approximately 10 years old, and two water heaters have been replaced. The full basement includes additional laundry hookups.
Key Highlights
- 2,164‑square‑foot duplex on 0.65 acres
- Two units: lower unit with 2 bedrooms and upper unit with 3 bedrooms
- Upper unit renovated with new deck and rear staircase
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
$16,492
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
6.12%
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%
$329,840
$329.8K
Cap Rate 7%
$235,600
$235.6K
Cap Rate 9%
$183,244
$183.2K
Market Conditions
NOI Build-Up for 2,164 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
$24.7K $11.40/SF
− Vacancy
−$1.1K −$0.51/SF
EGI
$23.6K $10.89/SF
− OpEx
−$7.1K −$3.27/SF
NOI
$16.5K $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%
$329,840
Cap Rate 7%
$235,600
Cap Rate 9%
$183,244
Alternative Uses
Best Use
Multifamily LT 5
$235.6K
$206.2K – $274.9K
NOI $16,492 @ 7.0% cap · market cap 6.12%
Second Best
Apartment 5plus
$220.5K
$193.0K – $257.3K
NOI $15,436 @ 7.0% cap · market cap 5.73%
Theoretical Best
Office A
$596.6K
$522.1K – $696.1K
NOI $41,765 @ 7.0% cap · market cap 15.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Explore this area
Business Placement
Demographics for 54170, WI
3,863
Population
1,624
Households
2.4
Avg Household Size
44
Median Age
18%
College-Educated
92%
High-School Grad
121.0 sq mi
ZIP Area
32
Density / Sq Mi
$76,705
Median Household Income
$48,397
Median Earnings
$832
Median Rent
$221,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two occupied units include separate laundry options, a basement, a broad front porch, and a four-car garage.
Where is this duplex located?
The property is located at N5530 STATE ROAD 76 Shiocton, WI.
What is the asking price?
The asking price for this property is $269,500.
What are key features of this property?
This property features: 2,164‑square‑foot duplex on 0.65 acres; Two units: lower unit with 2 bedrooms and upper unit with 3 bedrooms; Upper unit renovated with new deck and rear staircase
