Historic Sandstone Storefront
For Sale
$220,000
Pending
101 4th, Baraboo, WI 53913
Italian Revival character, abundant window light, and a prominent setting overlooking Baraboo’s Courthouse Square.
Property Size1,122 SF
Days on Market42
Property Features for 101 4th
General Information
Standard status
Pending
Size
1,122 SF
Property subtype
Commercial
Building Details
Year Built
1877
Construction
Italian Revival sandstone
Listing Agency:
RE/MAX Preferred
(608) 393-3330
Listed By:
Nanci Jenks · License #5654490
Source:
Viewhomesinwisconsin
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 29 at 11:15PM
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 RE/MAX Preferred
Investment Insights
Based on property information with market context.
Built in 1877, this Italian Revival sandstone storefront occupies a central position in Historic Downtown Baraboo. The building is listed on the National Register of Historic Places and features south- and east-facing windows that bring substantial natural light into the interior.
The property overlooks Courthouse Square at 101 4th in Baraboo, Wisconsin, placing the storefront within a walkable downtown district. The surrounding area includes more than 160 businesses and hosts recurring public events such as art fairs, concerts, night markets, festivals, and parades. An upper level adds further usable space for the property’s next business configuration.
The property overlooks Courthouse Square at 101 4th in Baraboo, Wisconsin, placing the storefront within a walkable downtown district. The surrounding area includes more than 160 businesses and hosts recurring public events such as art fairs, concerts, night markets, festivals, and parades. An upper level adds further usable space for the property’s next business configuration.
Key Highlights
- Italian Revival sandstone building constructed in 1877
- Listed on the National Register of Historic Places
- South- and east‑facing windows provide natural interior light
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
$11,310
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
5.14%
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%
$226,200
$226.2K
Cap Rate 7%
$161,571
$161.6K
Cap Rate 9%
$125,667
$125.7K
Market Conditions
NOI Build-Up for 1,122 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
$16.8K $15.00/SF
− Vacancy
−$673 −$0.60/SF
EGI
$16.2K $14.40/SF
− OpEx
−$4.8K −$4.32/SF
NOI
$11.3K $10.08/SF
Area
Sauk County, WI
Vacancy
4.00%
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%
$226,200
Cap Rate 7%
$161,571
Cap Rate 9%
$125,667
Alternative Uses
Best Use
Retail
$161.6K
$141.4K – $188.5K
NOI $11,310 @ 7.0% cap · market cap 5.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$227.1K
$198.7K – $265.0K
NOI $15,898 @ 7.0% cap · market cap 7.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
689
Businesses Nearby
19k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 91%
Dining 9%
Kwik Trip
Shops & Services
17,013 visits/mo
0.5 miles
The Downtowner
Dining
1,794 visits/mo
0.1 miles
Napa Auto Parts
Shops & Services
526 visits/mo
0.3 miles
Demographics for 53913, WI
21,046
Population
10,444
Households
2
Avg Household Size
41
Median Age
26%
College-Educated
94%
High-School Grad
138.9 sq mi
ZIP Area
152
Density / Sq Mi
$73,856
Median Household Income
$44,261
Median Earnings
$951
Median Rent
$214,500
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Italian Revival character, abundant window light, and a prominent setting overlooking Baraboo’s Courthouse Square.
Where is this storefront property located?
The property is located at 101 4th Baraboo, WI.
What is the asking price?
The asking price for this property is $220,000.
What are key features of this property?
This property features: Italian Revival sandstone building constructed in 1877; Listed on the National Register of Historic Places; South- and east‑facing windows provide natural interior light
