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Property profile & analytics
OFF-MARKET
Estimated value
$10,950,000
Hotels
123 Wisconsin Ave Neenah, WI 54956-3007
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US92-0873906
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1970
Total area
76,414 SF
Lot
1.3 ac (56,445 SF)
Zoning code
C2;CENTRAL BUSINESS
APN
10-0058-0000
UPID
US92-0873906
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Northeastern Wisconsin Orchid Society Association Or Organization
-
the Revival Clothing Store
-
Up North Fiber Art Supply (Bike/Boat/Book/etc) Store
-
Fox River Fiber Distribution Center Logistics Company
-
The Forge Kitchen & Parlor Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.22M
CAP Approach
CAP
$7.33M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.95M
Owner & transaction history
Wpa Neenah Spe LLC · 3 yrs held
Wpa Neenah Spe LLC
since 2022
Last sale
$10.9M
6 recorded transactions
Zoning & alternative use
C2;CENTRAL BUSINESS · Neenah, WI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Neenah submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Neenah submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$12,735,000
ML approach
$9,215,000
CAP Approach
CAP Return
Estimation
6%
$7,940,000
6.5%
$7,330,000
7%
$6,805,000
Alternative Use
Use
Estimation
RESTAURANT
$7,835,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,830,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$6,590,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$10.95M
Range $9.86M – $12.05M · ±10% · vs last sale $10.92M (Oct 11 2022)
Last sale anchor
$10.92M
Oct 11 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$143 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$132,571
Tax year 2023
Assessed value
$7,819,000
Assessed 2023
Previous assessed
$3,561,500
+119.5% YoY
Effective rate
1.70%
On assessed value
Assessed land
$369,500
Assessed improvement
$7,449,500
Land market value
$369,079
Improvement market value
$7,441,016
Total market value
$7,810,095
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1970
Heating
YES
Cooling
YES
Stories
1
Total area
76,414 SF
Lot
1.3 ac (56,445 SF)
Zoning code
C2;CENTRAL BUSINESS
APN
10-0058-0000
UPID
US92-0873906
Jurisdiction
WINNEBAGO
Zoning & alternative use
C2;CENTRAL BUSINESS · Neenah, WI
Zoning C2;CENTRAL BUSINESS · permitted uses
C2;CENTRAL BUSINESS · Neenah, WI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Neenah. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$7.8M
AUTO REPAIR, GARAGE
Est. value
$6.8M
OFFICE BUILDING
Est. value
$6.6M
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1970
Heating
YES
Cooling
Yes
Stories
1
Lot
1.3 ac
Current owner
From public records · entity-resolved
Wpa Neenah Spe LLC
Entity
Mailing address
6640 RIVERSIDE DR STE #500, DUBLIN, OH 43017-9534
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2022
$10,920,400
Wpa Neenah Spe LLC
Riverwalk Hospitality LLC
Special Warranty Deed
$7,930,000 · Cf 2019 Cf1 Commercial Mortgage Pass Thr
Jul 20, 2015
$3,542,400
Riverwalk Hospitality LLC
Sant O Holdings LLC
Warranty Deed
$5,600,000 · First Nat'l Bk/fox Vly
Feb 20, 2015
$3,255,000
Sant O Holdings LLC
Gccfc 2007-gc9 Lodging 333 LLC
Grant Deed
related
—
Dec 4, 2006
$3,862,500
Watermark Montclair Wisconsin Prope
Oly Montclair Wisconsin Hotels LLC
Special Warranty Deed
—
—
—
Sant O Holdings LLC
—
Deed Of Trust
related
$150,000 · First Nat'l Bk/fox Vly
—
—
Riverwalk Hospitality LLC
—
Loan Modification
related
$6,474,000 · First Nat'l Bk/fox Vly
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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