3805 7th Ave 6 Unit Apartment Building $2,000,000 ($333,333/Unit) 7.02% Cap Rate Kenosha, WI 53140

Investment Highlights (Client-Ready)
Boutique 6-Unit Townhome Asset (2018 Vintage)
Modern construction and finishes with a true townhome layout (2-story units + attached garages), which typically supports stronger tenant retention and rent resilience versus conventional walk-ups.
High-Demand Unit Mix with Large Floorplans
All units are 3BR / ~1,574 SF—a scarce, “family-sized” rental product that competes favorably with single-family rentals and often experiences lower turnover than smaller apartments.
Attached Garages and Functional Differentiation
12 attached garage spaces (2 per unit) provide a meaningful amenity advantage in suburban markets, improve tenant quality, and support rent durability in all seasons.
Strong Current Income Profile with Upside
With average rents underwritten at $2,300/unit, the asset produces compelling in-place cash flow for a small-multifamily investor while preserving upside through continued rent optimization and disciplined expense control.
Expense-Efficient Operations
Individually metered utilities and townhome-style layouts can translate into leaner operating expenses when tenant utility responsibility is properly structured—supporting a stronger NOI margin.
Cap Rate Near 7% on Conservative Vacancy
The pro forma underwrites a standard vacancy/credit loss while still targeting a ~7% cap rate at the offering price—creating a buffer against minor market softness.
Limited Near-Term Capital Risk (Newer Build)
As a 2018 construction property, major building systems (roof, HVAC components, mechanicals) are generally earlier in their lifecycle, reducing the probability of near-term “lumpy” capital events relative to older vintage assets (while still reserving appropriately).
Stable Suburban Demand Drivers with Commuter Access
Suburban location with access to key transportation corridors and commuter rail options supports a deep renter pool and broad tenant appeal.
Attractive Small-Asset Profile
Six-unit properties can be under-served by institutional buyers, which can create pricing inefficiencies and opportunity for hands-on operators—especially with self-management or hybrid management structures.
Clean Story for Long-Term Hold
A newer, differentiated townhome product with garages typically fits well as a 5–10 year hold: steady cash flow today, potential rent growth over time, and exit appeal to both investors and 1031 buyers seeking “easy-to-run” assets.
Why This Is a Great Purchase (Positioning Statement)
This offering combines modern construction, high-utility 3BR townhome units, and attached garages—features that drive tenant demand and retention—while producing strong going-in cash flow near a 7% cap rate under market-standard vacancy assumptions. For an investor seeking a low-headache, expense-efficient small multifamily asset with durable tenant appeal and long-term hold characteristics, this property checks the boxes: differentiated product, defensible income, and reduced near-term capital risk.