Two-Building Mixed-Use
New
For Sale
$539,900
13941 98th Avenue, Chippewa Falls, WI 54729
CommercialSale, Chippewa Falls, WI
Property Size3,600 SF
Lot Size6.00 Acres
Price / SF$149.97
Days on Market3
Property Features for 13941 98th Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Agricultural
Exterior features
Lighting
Elementary school district
Chippewa Falls Area Unified
Middle school district
Chippewa Falls Area Unified
High school district
Chippewa Falls Area Unified
Directions
From Eau Claire, take Highway 53 North. Take the Highway S exit and go east. At the roundabout, take the third exit onto Highway 124 North. On 98th Avenue, take a left. Property is on the immediate left.
Standard status
Active
APN
22908191173776001
Size
3,600 SF
Lot size
6.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
lengthy
Tax Annual Amount
1128
Legal Description
lengthy
Utilities
Sewer type
Private Sewer, Septic Tank
Heating system
Radiant, Radiant Floor, Baseboard
Cooling system
Wall Unit(s)
Water source
Well, Private
Building Details
Year built
2011
Building materials
Steel
Listing Agency:
eXp Realty LLC
(866) 848-6990
Listed By:
Victoria Bischel · License #85109-94
(715) 404-5480
Added: Sep 25
Last Checked: Sep 27 at 4:06AM
MLS# 1605443
Copyright © 2026 REALTORS® Association of Northwestern 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 property comprises two parcels totaling 6 acres, each with its own driveway, and two steel buildings. One building provides 1,900 square feet of insulated, heated space with a bathroom and office for year-round use. The second offers 1,650 square feet and is plumbed for in-floor heat, with a bathroom. A koi pond and mature trees are also on site.
Water is supplied by two wells, and the property has conventional septic service and high-speed fiber optic internet. Located in the Chippewa Falls area, the parcels are near Lake Wissota.
Water is supplied by two wells, and the property has conventional septic service and high-speed fiber optic internet. Located in the Chippewa Falls area, the parcels are near Lake Wissota.
Key Highlights
- Two parcels totaling 6 acres, with separate driveways
- Insulated, heated 1,900‑square‑foot building with bathroom and office
- Second building has 1,650 square feet, bathroom, and plumbing for in‑floor heat
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
$36,450
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
6.75%
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%
$729,000
$729.0K
Cap Rate 7%
$520,714
$520.7K
Cap Rate 9%
$405,000
$405.0K
Market Conditions
NOI Build-Up for 3,600 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
$64.8K $18.00/SF
− Vacancy
−$6.5K −$1.80/SF
EGI
$58.3K $16.20/SF
− OpEx
−$21.9K −$6.07/SF
NOI
$36.5K $10.13/SF
Area
Chippewa County, WI
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$729,000
Cap Rate 7%
$520,714
Cap Rate 9%
$405,000
Alternative Uses
Best Use
Mixed Use
$520.7K
$455.6K – $607.5K
NOI $36,450 @ 7.0% cap · market cap 6.75%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.00M
$1.75M – $2.33M
NOI $139,902 @ 7.0% cap · market cap 25.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 54729, WI
33,980
Population
15,386
Households
2.2
Avg Household Size
42
Median Age
30%
College-Educated
95%
High-School Grad
165.0 sq mi
ZIP Area
206
Density / Sq Mi
$76,603
Median Household Income
$44,792
Median Earnings
$1,022
Median Rent
$263,900
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two parcels with separate driveways include a year-round heated building and a second structure prepared for radiant floor heat.
Where is this mixed-use property located?
The property is located at 13941 98th Avenue Chippewa Falls, WI.
What is the asking price?
The asking price for this property is $539,900.
What are key features of this property?
This property features: Two parcels totaling 6 acres, with separate driveways; Insulated, heated 1,900‑square‑foot building with bathroom and office; Second building has 1,650 square feet, bathroom, and plumbing for in‑floor heat
