Flex Space with Overhead
For Sale
$219,000
1002 E Main Street, Reedsburg, WI 53959
Commercial space includes three-phase power, climate control, and a bathroom.
Property Size1,400 SF
Price / SF$156.43
Days on Market491
Property Features for 1002 E Main Street
General Information
Standard status
Active
Size
1,400 SF
Property subtype
Commercial/Industrial
Site & Location
Traffic Count
13,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Power
200 amps
Three-Phase Power
Yes
Taxes and HOA fees
Annual Taxes
$1,159
Amenities
3-phase 200 amp service
forced air furnace
5-ton AC
new air compressor
10' x 10' overhead door
bathroom
Building Details
Buildings
1
Building Size
1,400 SF
Listing Agency:
Advantage Realty, LLC
(608) 495-1249
Listed By:
Katie Pfaff · License #87448-94
(608) 495-1249
Source:
Exitrealty
Added: Apr 27, 2025
Changed: Aug 29
Last Checked: Aug 29 at 3:18PM
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 Advantage Realty, LLC
Investment Insights
Based on property information with market context.
This 1,400-square-foot flex building at 1002 E Main Street is currently configured as a machining job shop. The property includes 3-phase 200 amp electrical service, a forced-air furnace, a 5-ton AC system, a 10' x 10' overhead door, a bathroom, and a 10-year-old roof. The furnace and AC were new in 2004, and the air compressor was replaced in 2021.
The building sits along Hwy 33/23 in Reedsburg, with over 13,000 vehicles passing daily. Its existing configuration is identified as potentially adaptable for coffee shop, retail, salon, office, auto repair, or café uses.
The building sits along Hwy 33/23 in Reedsburg, with over 13,000 vehicles passing daily. Its existing configuration is identified as potentially adaptable for coffee shop, retail, salon, office, auto repair, or café uses.
Key Highlights
- 1,400 sq ft flex building currently configured as a machining job shop
- 3‑phase 200 amp electrical service
- 10' x 10' overhead door
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
$8,040
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
3.67%
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%
$160,800
$160.8K
Cap Rate 7%
$114,857
$114.9K
Cap Rate 9%
$89,333
$89.3K
Market Conditions
NOI Build-Up for 1,400 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
$13.3K $9.48/SF
− Vacancy
−$902 −$0.64/SF
EGI
$12.4K $8.84/SF
− OpEx
−$4.3K −$3.09/SF
NOI
$8.0K $5.74/SF
Area
Sauk County, WI
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
35.00%
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%
$160,800
Cap Rate 7%
$114,857
Cap Rate 9%
$89,333
Alternative Uses
Best Use
Flex RnD
$114.9K
$100.5K – $134.0K
NOI $8,040 @ 7.0% cap · market cap 3.67%
Second Best
Industrial
$89.2K
$78.1K – $104.1K
NOI $6,247 @ 7.0% cap · market cap 2.85%
Theoretical Best
Office A
$283.4K
$248.0K – $330.6K
NOI $19,837 @ 7.0% cap · market cap 9.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
341
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 53959, WI
14,298
Population
5,930
Households
2.4
Avg Household Size
41
Median Age
25%
College-Educated
94%
High-School Grad
111.6 sq mi
ZIP Area
128
Density / Sq Mi
$76,313
Median Household Income
$41,886
Median Earnings
$954
Median Rent
$240,500
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Commercial space includes three-phase power, climate control, and a bathroom.
Where is this flex space located?
The property is located at 1002 E Main Street Reedsburg, WI.
What is the asking price?
The asking price for this property is $219,000.
What are key features of this property?
This property features: 1,400 sq ft flex building currently configured as a machining job shop; 3‑phase 200 amp electrical service; 10' x 10' overhead door
