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Property profile & analytics
OFF-MARKET
Estimated value
$1,000,000
Individual retail properties
1670 Drum Corps Dr Menasha, WI 54952-1169
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US92-1250655
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1999
Total area
11,900 SF
Lot
1.57 ac (68,346 SF)
Zoning code
C1
APN
6-01667-00
UPID
US92-1250655
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
-
Ultimate Fusion Athletics Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.00M
Owner & transaction history
M T Max Enterprises LLC · 3 yrs held
M T Max Enterprises LLC
since 2023
Last sale
$985,000
2 recorded transactions
Zoning & alternative use
C1 · Menasha, WI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of C1 district is to accommodate a wide range of retail and commercial service and product establishments. It is also intended to accommodate the development of mixed land uses which will allow the association of commercial and residential land uses in the same zoning district.
Zone name
General Commercial
General category
COMMERCIAL
Zone area
430.89 ac
Source
Realmo
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 Menasha submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Menasha 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
$1,245,000
ML approach
$1,030,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,330,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,060,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$795,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$760,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$655,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$640,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.00M
Range $900k – $1.10M · ±10% · vs last sale $985k (Feb 13 2023)
Last sale anchor
$985k
Feb 13 2023
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
$84 / 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
$11,988
Tax year 2023
Assessed value
$489,800
Assessed 2023
Previous assessed
$489,800
+0.0% YoY
Effective rate
2.45%
On assessed value
Assessed land
$168,000
Assessed improvement
$321,800
Land market value
$205,153
Improvement market value
$392,965
Total market value
$598,118
Applied tax rate
251.0000
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1999
Heating
YES
Cooling
YES
Stories
1
Total area
11,900 SF
Lot
1.57 ac (68,346 SF)
Zoning code
C1
APN
6-01667-00
UPID
US92-1250655
Jurisdiction
WINNEBAGO
Zoning & alternative use
C1 · Menasha, WIZoning C1 · permitted uses
C1 · Menasha, WI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of C1 district is to accommodate a wide range of retail and commercial service and product establishments. It is also intended to accommodate the development of mixed land uses which will allow the association of commercial and residential land uses in the same zoning district.
Zone name
General Commercial
General category
COMMERCIAL
Zone area
430.89 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$795,000
RETAIL STORES
Est. value
$760,000
WAREHOUSE, STORAGE
Est. value
$655,000
COMMERCIAL (GENERAL)
Est. value
$640,000
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
1999
Heating
YES
Cooling
Yes
Stories
1
Lot
1.57 ac
Current owner
From public records · entity-resolved
M T Max Enterprises LLC
Entity
Mailing address
1301 RADCLIFF RD, NEENAH, WI 54956-3582
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 20, 2023
—
M T Max Enterprises LLC
—
Deed
related
$410,000 · Wbd INC
Feb 13, 2023
$985,000
M T Max Enterprises LLC
C & E Properties LLC
Warranty Deed
$497,500 · Bank Of Luxemburg
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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