Flex Space with Office
For Sale
$224,900
1011 S Spring, Beaver Dam, WI 53916
Commercial property near Highway 151 with dedicated offices, warehouse capacity, and operational access.
Property Size5,210 SF
Price / SF$70.06
Days on Market51
Property Features for 1011 S Spring
General Information
Standard status
Active
Size
5,210 SF
Property subtype
Commercial
Warehouse & Industrial
Warehouse Space
2,000 SF
Office Build-Out
3,210 SF
Additional Details
Highway Access
Yes
Building Details
Year Built
2000
Building Size
5,210 SF
Listing Agency:
Integrity Homes - Real Broker LLC
Listed By:
John Reuter
(608) 669-4226
Source:
Madisonareahomelistings
Added: Jul 20
Changed: Sep 8
Last Checked: Sep 8 at 7:47AM
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 Integrity Homes - Real Broker LLC
Investment Insights
Based on property information with market context.
This Beaver Dam flex property contains approximately 5,210 square feet, combining 3,210 square feet of office area with 2,000 square feet for warehouse and storage functions. The main level includes seven private offices, a reception area, two bathrooms, a storage room, break room, and rear deck access.
An exposed lower level expands the property's operational functionality with a pedestrian entrance and an 8-foot-wide by 7-foot-tall overhead door. The building is positioned near Highway 151 at 1011 S Spring St, providing a commercial setting with access suited to office, storage, and delivery-oriented operations.
An exposed lower level expands the property's operational functionality with a pedestrian entrance and an 8-foot-wide by 7-foot-tall overhead door. The building is positioned near Highway 151 at 1011 S Spring St, providing a commercial setting with access suited to office, storage, and delivery-oriented operations.
Key Highlights
- Approximately 5,210 square feet of total space
- 3,210 square feet of office space plus 2,000 square feet of warehouse and storage
- Seven private offices, reception area, two bathrooms, storage room, and break room
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
$19,070
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
8.48%
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%
$381,400
$381.4K
Cap Rate 7%
$272,429
$272.4K
Cap Rate 9%
$211,889
$211.9K
Market Conditions
NOI Build-Up for 3,210 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
$28.9K $9.00/SF
− Vacancy
−$1.6K −$0.51/SF
EGI
$27.2K $8.49/SF
− OpEx
−$8.2K −$2.55/SF
NOI
$19.1K $5.94/SF
Area
Dodge County, WI
Vacancy
5.70%
Lease Rate
$9.00 /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%
$381,400
Cap Rate 7%
$272,429
Cap Rate 9%
$211,889
Alternative Uses
Best Use
Office B
$532.4K
$465.9K – $621.1K
NOI $37,268 @ 7.0% cap · market cap 16.57%
Second Best
Flex RnD
$469.8K
$411.1K – $548.1K
NOI $32,887 @ 7.0% cap · market cap 14.62%
Theoretical Best
Office A
$697.3K
$610.2K – $813.6K
NOI $48,813 @ 7.0% cap · market cap 21.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
553
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 53916, WI
23,057
Population
11,001
Households
2.1
Avg Household Size
42
Median Age
27%
College-Educated
94%
High-School Grad
103.6 sq mi
ZIP Area
223
Density / Sq Mi
$72,704
Median Household Income
$48,218
Median Earnings
$932
Median Rent
$212,200
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Commercial property near Highway 151 with dedicated offices, warehouse capacity, and operational access.
Where is this flex space located?
The property is located at 1011 S Spring Beaver Dam, WI.
What is the asking price?
The asking price for this property is $224,900.
What are key features of this property?
This property features: Approximately 5,210 square feet of total space; 3,210 square feet of office space plus 2,000 square feet of warehouse and storage; Seven private offices, reception area, two bathrooms, storage room, and break room
