Live-Work Loft with Private
New
For Sale
$750,000
210 S Hamilton Street, Madison, WI 53703
Business/Comm, Madison, WI
Property Size1,684 SF
Price / SF$445.37
Days on Market2
Property Features for 210 S Hamilton Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
UMX
Lot features
High Traffic Location, Near public transportatn
Directions
Drive up S Hamilton towards the Capitol - property is located on your left.
Subdivision
MADISON - C W01
Standard status
Active
APN
070923180023
Size
1,684 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
14556
Building Details
Year built
2023
Number of units
1
Roof type
Membrane, Flat
Listing Agency:
Realty Executives Cooper Spransy · Realty Executives International
(608) 661-7900
Listed By:
Tony Tucci · License #68663-94
(608) 219-9302
Added: Sep 24
Last Checked: Sep 25 at 3:06AM
MLS# 2033332
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.
This 1,684-square-foot, two-level live-work property was built in 2023. Loft details include wood-plank ceilings, exposed beams and ductwork, polished concrete, and corner windows extending from floor to ceiling. The lower level has an open living and sleeping area, a separate-entry den, and a full bath. The upper level features a kitchen connected to the living area, a pantry, bedroom, second full bath, in-unit laundry, and private deck.
The property is two blocks from Capitol Square in downtown Madison, with views of the Capitol from both levels. Off-street parking accommodates two cars. UMX zoning and the separate-entry den are additional features of the live-work layout.
The property is two blocks from Capitol Square in downtown Madison, with views of the Capitol from both levels. Off-street parking accommodates two cars. UMX zoning and the separate-entry den are additional features of the live-work layout.
Key Highlights
- 1,684 square feet across two levels
- Built in 2023
- UMX zoning
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
$28,408
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
3.79%
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%
$568,160
$568.2K
Cap Rate 7%
$405,829
$405.8K
Cap Rate 9%
$315,644
$315.6K
Market Conditions
NOI Build-Up for 1,684 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
$44.5K $26.40/SF
− Vacancy
−$6.6K −$3.91/SF
EGI
$37.9K $22.49/SF
− OpEx
−$9.5K −$5.62/SF
NOI
$28.4K $16.87/SF
Area
Madison, WI
Vacancy
14.80%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
25.00%
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%
$568,160
Cap Rate 7%
$405,829
Cap Rate 9%
$315,644
Alternative Uses
Best Use
Office B
$405.8K
$355.1K – $473.5K
NOI $28,408 @ 7.0% cap · market cap 3.79%
Second Best
Mixed Use
$332.0K
$290.5K – $387.3K
NOI $23,239 @ 7.0% cap · market cap 3.10%
Theoretical Best
Office A
$491.9K
$430.4K – $573.9K
NOI $34,434 @ 7.0% cap · market cap 4.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
4,300
Businesses Nearby
Explore this area
Business Placement
Demographics for 53703, WI
38,512
Population
21,025
Households
1.8
Avg Household Size
27
Median Age
69%
College-Educated
98%
High-School Grad
1.8 sq mi
ZIP Area
21,396
Density / Sq Mi
$46,618
Median Household Income
$27,923
Median Earnings
$1,445
Median Rent
$472,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Madison, WI
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - UMX-zoned space pairs residential quarters with a den that has its own entrance.
Where is this live-work space located?
The property is located at 210 S Hamilton Street Madison, WI.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 1,684 square feet across two levels; Built in 2023; UMX zoning
