Mixed-Use Building with
New
For Sale
$569,000
120-124 E Main Street, Stoughton, WI 53589
Business/Comm, Stoughton, WI
Property Size4,698 SF
Lot Size0.06 Acres
Price / SF$121.12
Days on Market3
Property Features for 120-124 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Comm
Parking features
Offsite
Interior features
Alley, Public rest rooms, Residential unit(s), 3 phase electric, Display window, Inside storage
Lot features
Business district, High Traffic Location, Near Major Highway
Directions
Main Street (Hwy 51)
Subdivision
STOUGHTON - C
Standard status
Active
APN
0511-081-2305-8
Size
4,698 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6948
Building Details
Year built
1882
Number of units
1
Roof type
Membrane
Additional Structures
Storage
Listing Agency:
Stark Company, REALTORS
(608) 873-8181
Listed By:
Jay Spiegel
(608) 219-0376
Added: Sep 16
Last Checked: Sep 18 at 12:06PM
MLS# 2032042
Copyright © 2026 REALTORS® Association of South Central Wisconsin. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
The 4,698-square-foot mixed-use property at 120-124 E Main Street combines a commercial storefront with an upper-level residential unit. Built in 1882 and situated on 0.06 acres, the building includes an open main-floor business area with display windows, public rest rooms, inside storage, and offsite parking. The commercial space may be purchased with or without its equipment and furnishings.
The renovated apartment has three bedrooms, 1.5 baths, wood flooring, and a large eat-in kitchen. Original-style details in the commercial area include wood floors, 13-foot ceilings, exposed brick, and a tin ceiling. Additional property features include a membrane roof, alley access, three-phase electric service, and Comm zoning. The seller is open to different lease options.
The renovated apartment has three bedrooms, 1.5 baths, wood flooring, and a large eat-in kitchen. Original-style details in the commercial area include wood floors, 13-foot ceilings, exposed brick, and a tin ceiling. Additional property features include a membrane roof, alley access, three-phase electric service, and Comm zoning. The seller is open to different lease options.
Key Highlights
- 4,698 SF mixed‑use building on 0.06 acres
- Three‑bedroom, 1.5‑bath renovated upper‑level apartment
- Open commercial main level with display windows and public rest rooms
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$45,037
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.92%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$900,740
$900.7K
Cap Rate 7%
$643,386
$643.4K
Cap Rate 9%
$500,411
$500.4K
Market Conditions
NOI Build-Up for 4,698 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$70.5K $15.00/SF
− Vacancy
−$6.1K −$1.31/SF
EGI
$64.3K $13.70/SF
− OpEx
−$19.3K −$4.11/SF
NOI
$45.0K $9.59/SF
Area
Dane County, WI
Vacancy
8.70%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$900,740
Cap Rate 7%
$643,386
Cap Rate 9%
$500,411
Alternative Uses
Best Use
Mixed Use
$815.4K
$713.5K – $951.4K
NOI $57,081 @ 7.0% cap · market cap 10.03%
Second Best
Retail
$643.4K
$563.0K – $750.6K
NOI $45,037 @ 7.0% cap · market cap 7.92%
Theoretical Best
Office A
$1.09M
$955.3K – $1.27M
NOI $76,420 @ 7.0% cap · market cap 13.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
601
Businesses Nearby
Explore this area
Business Placement
Demographics for 53589, WI
19,888
Population
9,014
Households
2.2
Avg Household Size
45
Median Age
40%
College-Educated
96%
High-School Grad
85.0 sq mi
ZIP Area
234
Density / Sq Mi
$93,509
Median Household Income
$52,809
Median Earnings
$1,150
Median Rent
$318,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Renovated commercial space paired with a three-bedroom upper-level apartment and substantial period architectural details.
Where is this mixed-use property located?
The property is located at 120-124 E Main Street Stoughton, WI.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: 4,698 SF mixed‑use building on 0.06 acres; Three‑bedroom, 1.5‑bath renovated upper‑level apartment; Open commercial main level with display windows and public rest rooms
