Renovated Mixed-Use
For Sale
Under Contract
$349,900
10 Brodhead Street, Mazomanie, WI 53560
COMMERCIAL - Mazomanie, WI
Property Size2,992 SF
Lot Size0.04 Acres
Price / SF$116.95
Days on Market9
Property Features for 10 Brodhead Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-1
Interior features
Private Restrooms, Water Softener
Lot features
Business district
Directions
Hwy 14 to Mazomaine to North on Brodhead St.
Subdivision
MAZOMANIE - V
Standard status
Active Under Contract
APN
0806-162-2242-1
Size
2,992 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2770
Building Details
Year built
1863
Number of units
2
Roof type
Flat, Membrane
Listing Agency:
Geiger, Realtors
(608) 277-1333
Listed By:
Jason Geiger · License #5468390
(608) 576-1068
Added: Aug 2
Changed: Aug 10
Last Checked: Aug 10 at 4:06PM
MLS# 2023415
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 mixed-use building contains 2,992 square feet on a 0.04-acre parcel. The ground level provides retail space with private restrooms, while the upper floor has a renovated one-bedroom, one-bathroom apartment with updated interior finishes. A basement adds storage or workspace, supporting retail inventory and operational needs.
Built in 1863, the property has a flat membrane roof and is designated B-1. Its storefront configuration places commercial space and residential accommodation within the same building, with direct internal access between the two levels. A water softener is also included.
Built in 1863, the property has a flat membrane roof and is designated B-1. Its storefront configuration places commercial space and residential accommodation within the same building, with direct internal access between the two levels. A water softener is also included.
Key Highlights
- 2,992‑square‑foot mixed‑use building on a 0.04‑acre parcel
- Ground‑floor retail space with private restrooms
- Renovated one‑bedroom, one‑bathroom apartment upstairs
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
Mixed Use
$519.3K
$454.4K – $605.9K
NOI $36,353 @ 7.0% cap · market cap 10.39%
Second Best
Retail
$409.8K
$358.5K – $478.1K
NOI $28,683 @ 7.0% cap · market cap 8.20%
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
132
Businesses Nearby
14k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 83%
Dining 17%
Dollar General
Shops & Services
5,675 visits/mo
0.5 miles
Mobil
Shops & Services
3,820 visits/mo
0.3 miles
SUBWAY
Dining
2,345 visits/mo
0.3 miles
Mazo Hardware & Rental
Shops & Services
2,250 visits/mo
0.3 miles
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 Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Downtown commercial property combines ground-floor retail space with a renovated one-bedroom apartment above.
Where is this mixed-use property located?
The property is located at 10 Brodhead Street 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: 2,992‑square‑foot mixed‑use building on a 0.04‑acre parcel; Ground‑floor retail space with private restrooms; Renovated one‑bedroom, one‑bathroom apartment upstairs
