Victorian Home with Sprinkler
For Sale
$349,900
603 Bay Street, Chippewa Falls, WI 54729
CommercialSale, Chippewa Falls, WI
Property Size3,472 SF
Lot Size0.20 Acres
Price / SF$100.78
Days on Market393
Property Features for 603 Bay Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial, Residential
Rooms
Basement
Interior features
Furnished, HandicapAccess, Storage
Accessibility
Accessible Approach with Ramp
Elementary school district
Chippewa Falls Area Unified
Middle school district
Chippewa Falls Area Unified
High school district
Chippewa Falls Area Unified
Directions
Corner of Bay and Birch
Standard status
Active
APN
22808-0613-60061705
Size
3,472 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
4909
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Radiant
Cooling system
Central Air
Water source
Public
Building Details
Year built
1895
Building materials
VinylSiding
Additional Structures
Storage
Listing Agency:
CB Brenizer/Chippewa
(715) 723-5521
Listed By:
Amber Linhart · License #68163-94
(715) 579-8351
Added: Aug 12, 2025
Changed: Aug 19
Last Checked: Sep 8 at 3:06PM
MLS# 1594679
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.
This Victorian-style property offers six bedrooms and 2.5 bathrooms with a versatile interior layout that includes a dedicated office. The home is equipped with a sprinkler system and features the type of space configuration that can support a variety of residential or commercial-use arrangements. With approximately 3,472 square feet on a 0.2-acre lot, it provides a substantial footprint for an owner-operator or operator seeking flexibility in how the space is used.
Located at 603 Bay Street in Chippewa Falls, the property is described as being in the heart of downtown. The prior operation as a group home is specifically noted in the remarks, which aligns with the home’s built-in functionality and safety features.
For buyers looking for an adaptable property, the combination of multiple bedrooms, a dedicated office, and sprinkler system may be useful for residential living, group-style occupancy, or other commercial-use concepts where a safety-oriented setup is important. The layout and existing features can help reduce conversion uncertainty for an operator or buyer willing to tailor the space to their intended program.
Located at 603 Bay Street in Chippewa Falls, the property is described as being in the heart of downtown. The prior operation as a group home is specifically noted in the remarks, which aligns with the home’s built-in functionality and safety features.
For buyers looking for an adaptable property, the combination of multiple bedrooms, a dedicated office, and sprinkler system may be useful for residential living, group-style occupancy, or other commercial-use concepts where a safety-oriented setup is important. The layout and existing features can help reduce conversion uncertainty for an operator or buyer willing to tailor the space to their intended program.
Key Highlights
- Victorian built in 1895 with vinyl siding and a basement level.
- 6 bedrooms and 2.5 bathrooms with an interior office space included.
- Central air cooling plus hot water and radiant heating.
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
$26,123
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
7.47%
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%
$522,460
$522.5K
Cap Rate 7%
$373,186
$373.2K
Cap Rate 9%
$290,256
$290.3K
Market Conditions
NOI Build-Up for 3,472 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
$50.0K $14.40/SF
− Vacancy
−$2.5K −$0.72/SF
EGI
$47.5K $13.68/SF
− OpEx
−$21.4K −$6.16/SF
NOI
$26.1K $7.52/SF
Area
Chippewa County, WI
Vacancy
5.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
45.00%
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%
$522,460
Cap Rate 7%
$373,186
Cap Rate 9%
$290,256
Alternative Uses
Best Use
Apartment 5plus
$373.2K
$326.5K – $435.4K
NOI $26,123 @ 7.0% cap · market cap 7.47%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.93M
$1.69M – $2.25M
NOI $134,928 @ 7.0% cap · market cap 38.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
738
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - A 6-bedroom Victorian residence with a dedicated office and sprinkler system, offering flexible live/work possibilities.
Where is this single family property located?
The property is located at 603 Bay Street Chippewa Falls, WI.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Victorian built in 1895 with vinyl siding and a basement level.; 6 bedrooms and 2.5 bathrooms with an interior office space included.; Central air cooling plus hot water and radiant heating.
