Vintage Storefront with Upstairs
For Sale
Contact for pricing
Pending
10 Brodhead, Mazomanie, WI 53560
Own a vintage main-floor retail space plus a renovated one-bedroom apartment and added basement storage.
Property Size2,992 SF
Days on Market104
Property Features for 10 Brodhead
General Information
Standard status
Pending
Size
2,992 SF
Property subtype
Retail, Office
Zoning
B-1
Additional Details
Multifamily Units
1
Building Details
Year Built
1863
Stories
2
Units
2
Listing Agency:
Geiger Realtors
Listed By:
Jason Geiger · License #WI 5468390
(608) 277-1333
Source:
Crexi
Added: May 28
Changed: Sep 8
Last Checked: Sep 7 at 3:29PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Geiger Realtors
Investment Insights
Based on property information with market context.
This mixed-use property combines a vintage, classic storefront on the main floor with a completely renovated upstairs one-bedroom, one-bath apartment. The retail space is presented as a blank canvas, offering flexibility for a variety of storefront concepts. A basement level provides additional space that can be used for storage or workspace, supporting day-to-day retail operations or personal projects.
Located at 10 Brodhead in downtown Mazomanie, the storefront offers street-facing presence on a welcoming downtown street. The layout supports a simple routine: business below and living space above, with access by staircase.
For buyers seeking owner-occupant setup, the configuration allows retail and residential use within the same building. It may also appeal to those looking for a live-work arrangement where the renovated apartment can serve as comfortable downtime after work, while the main floor is ready to support a shop, studio, or other retail activity. The basement adds practical room for inventory, supplies, or additional work space.
Located at 10 Brodhead in downtown Mazomanie, the storefront offers street-facing presence on a welcoming downtown street. The layout supports a simple routine: business below and living space above, with access by staircase.
For buyers seeking owner-occupant setup, the configuration allows retail and residential use within the same building. It may also appeal to those looking for a live-work arrangement where the renovated apartment can serve as comfortable downtime after work, while the main floor is ready to support a shop, studio, or other retail activity. The basement adds practical room for inventory, supplies, or additional work space.
Key Highlights
- Mixed‑use property with a vintage main‑floor storefront retail space
- Completely renovated 1‑bedroom, 1‑bath apartment located upstairs
- Basement provides additional storage or workspace
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
$28,683
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
8.20%
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%
$573,660
$573.7K
Cap Rate 7%
$409,757
$409.8K
Cap Rate 9%
$318,700
$318.7K
Market Conditions
NOI Build-Up for 2,992 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
$44.9K $15.00/SF
− Vacancy
−$3.9K −$1.31/SF
EGI
$41.0K $13.70/SF
− OpEx
−$12.3K −$4.11/SF
NOI
$28.7K $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%
$573,660
Cap Rate 7%
$409,757
Cap Rate 9%
$318,700
Alternative Uses
Best Use
Office B
$591.3K
$517.4K – $689.9K
NOI $41,394 @ 7.0% cap · market cap 11.83%
Second Best
Mixed Use
$519.3K
$454.4K – $605.9K
NOI $36,353 @ 7.0% cap · market cap 10.39%
Theoretical Best
Office A
$695.3K
$608.4K – $811.2K
NOI $48,669 @ 7.0% cap · market cap 13.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
188
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 53560, WI
3,714
Population
1,546
Households
2.4
Avg Household Size
45
Median Age
31%
College-Educated
97%
High-School Grad
60.1 sq mi
ZIP Area
62
Density / Sq Mi
$93,516
Median Household Income
$51,892
Median Earnings
$1,068
Median Rent
$328,800
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- B-Style Floral & Gifts — 2 Brodhead St, Mazomanie, WI 53560
Frequently Asked Questions
What type of property is this?
Storefront property - Own a vintage main-floor retail space plus a renovated one-bedroom apartment and added basement storage.
Where is this storefront property located?
The property is located at 10 Brodhead Mazomanie, 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: Mixed‑use property with a vintage main‑floor storefront retail space; Completely renovated 1‑bedroom, 1‑bath apartment located upstairs; Basement provides additional storage or workspace
