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Property profile & analytics
OFF-MARKET
Estimated value
$4,565,000
Apartment buildings
81st Fond Du Lac Ave Menomonee Falls, WI 53051-7269
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US92-0661034
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1984
Total area
33,232 SF
Lot
2.09 ac (91,215 SF)
Zoning code
B
APN
MNFV0047969
UPID
US92-0661034
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.45M
CAP Approach
CAP
$5.43M
Comparable Approach
Comparable
$6.12M
Blend (final)
Blend
$4.57M
Owner & transaction history
Meadow Lane LLC · 4 yrs held
Meadow Lane LLC
since 2022
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
B · Menomonee Falls, WI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.7M
+40.2%
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 Menomonee Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Menomonee Falls 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
$4,405,000
ML approach
$4,445,000
CAP Approach
CAP Return
Estimation
6%
$5,885,000
6.5%
$5,430,000
7%
$5,045,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,810,000
Current use
OFFICE BUILDING
$6,740,000
Change: +40% · Conversion: Moderate
RETAIL STORES
$4,230,000
Change: -12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,115,000
Change: -14% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$3,975,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$4.57M
Range $4.11M – $5.02M · ±10% · vs last sale $3.50M (Jan 7 2022)
Last sale anchor
$3.50M
Jan 7 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
$137 / 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
$35,088
Tax year 2023
Assessed value
$3,149,000
Assessed 2023
Previous assessed
$1,985,200
+58.6% YoY
Effective rate
1.11%
On assessed value
Assessed land
$666,000
Assessed improvement
$2,483,000
Total market value
$3,228,300
Applied tax rate
24.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1984
Heating
NONE
Units
18
Total area
33,232 SF
Lot
2.09 ac (91,215 SF)
Zoning code
B
APN
MNFV0047969
UPID
US92-0661034
Jurisdiction
WAUKESHA
Zoning & alternative use
B · Menomonee Falls, WI
Zoning B · permitted uses
B · Menomonee Falls, WI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Menomonee Falls. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.8M
OFFICE BUILDING
Est. value
$6.7M
RETAIL STORES
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$4.1M
INDUSTRIAL (GENERAL)
Est. value
$4.0M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1984
Heating
NONE
Units
18
Lot
2.09 ac
Current owner
From public records · entity-resolved
Meadow Lane LLC
Entity
Mailing address
PO BOX 301, HALES CORNERS, WI 53130-0301
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2022
$3,500,000
Meadow Lane LLC
Nancy Lou R Nowicki
Warranty Deed
$2,800,000 · Tri City National Bank
Nov 16, 2020
—
Nancy L R Nowicki
—
Deed
related
—
Sep 18, 2017
—
Nancy L R Nowicki
—
Deed
related
$2,560,000 · North Shore Bk
—
—
Nancylou R Nowicki
—
Deed Of Trust
related
$1,375,000 · Wauwatosa Savings Bank
—
—
Nancy L R Nowicki
—
Loan Modification
related
$2,280,000 · North Shore Bk
—
—
Nancy L R Nowicki
—
Loan Modification
related
$2,560,000 · North Shore Bk
—
—
Nancy L R Nowicki
—
Loan Modification
related
—
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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