Cap Rate Calculator
Punch in your numbers. We'll tell you what the deal actually yields — and how that stacks up against Brown County market benchmarks.
Inputs
All fields use annual figures. We auto-calculate as you type.
Brown County benchmarks (2025–2026)
- Single-family Green Bay5.5% – 7.5%
- Duplex / small multi6.5% – 9%
- 4-plex apartment7% – 10%
- Class-C / value-add9% – 12%
Anything under 5% in Brown County is either trophy property or you're paying too much.
What cap rate actually measures
Cap rate = annual net operating income divided by property value. It tells you the unleveraged yield — what the property would return if you paid cash and had no mortgage.
Why pros use it: it's the single cleanest apples-to-apples comparison between deals. A 4-plex in Howard at 8% cap is more productive than a single-family in De Pere at 5.5% cap, full stop — regardless of how much they cost.
What it ignores: financing. Two investors buying the same building at the same cap will have very different cash-on-cash returns depending on down payment, interest rate, and term. Use cap rate to evaluate the asset; use cash-on-cash to evaluate the deal as financed.
Brown County reality check: a lot of out-of-state investors look at Green Bay listings, do the cap rate math wrong (they forget property tax, which is meaningfully higher in Wisconsin than Texas or Florida), and end up disappointed. Always pull the actual tax bill from the Brown County Treasurer before underwriting.
Want a Brown County pro to look at the deal?
Text the address to (920) 306-2330. We'll tell you what we'd rent it for and what the real expenses look like — no sales pitch.