Modern Office Building in
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102 S Woodward, Brandon, WI 53919
Versatile commercial building in the heart of Brandon, Wisconsin.
Property Size2,040 SF
Price / SF$161.27
Days on Market173
Property Features for 102 S Woodward
General Information
Standard status
Active
Size
2,040 SF
Property subtype
Special Purpose
Listing Agency:
Better Homes and Gardens Real Estate Special Properties
(920) 858-9786
Listed By:
Jeffrey Shadick · License #WI
Source:
Crexi
Added: Feb 19
Changed: Aug 8
Last Checked: Aug 9 at 8:31AM
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 Better Homes and Gardens Real Estate Special Properties
Investment Insights
Based on property information with market context.
This newer brick commercial office building is located in the heart of Brandon. The property offers over 2,000 square feet of space. The layout features multiple private offices, a welcoming lobby, and a front desk/service area. Formerly home to a bank branch, this modern space is designed for efficiency and professionalism. This versatile property is suitable for financial, medical, legal, or entrepreneurial ventures.
Key Highlights
- Newer brick commercial office building in a prime Brandon location.
- Over 2,000 square feet of modern, efficient space.
- Layout includes multiple private offices and a welcoming lobby.
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
$21,016
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
6.39%
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%
$420,320
$420.3K
Cap Rate 7%
$300,229
$300.2K
Cap Rate 9%
$233,511
$233.5K
Market Conditions
NOI Build-Up for 2,040 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
$35.7K $17.52/SF
− Vacancy
−$7.7K −$3.78/SF
EGI
$28.0K $13.74/SF
− OpEx
−$7.0K −$3.43/SF
NOI
$21.0K $10.30/SF
Area
Fond du Lac County, WI
Vacancy
21.60%
Lease Rate
$17.52 /SF/Yr
Expense Ratio
25.00%
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%
$420,320
Cap Rate 7%
$300,229
Cap Rate 9%
$233,511
Alternative Uses
Best Use
Office B
$300.2K
$262.7K – $350.3K
NOI $21,016 @ 7.0% cap · market cap 6.39%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$1.97M
$1.72M – $2.29M
NOI $137,602 @ 7.0% cap · market cap 41.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
76
Businesses Nearby
Explore this area
Business Placement
Demographics for 53919, WI
2,334
Population
879
Households
2.7
Avg Household Size
40
Median Age
17%
College-Educated
92%
High-School Grad
65.6 sq mi
ZIP Area
36
Density / Sq Mi
$93,516
Median Household Income
$47,593
Median Earnings
$814
Median Rent
$210,800
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?
Office building - Versatile commercial building in the heart of Brandon, Wisconsin.
Where is this office building located?
The property is located at 102 S Woodward Brandon, WI.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: Newer brick commercial office building in a prime Brandon location.; Over 2,000 square feet of modern, efficient space.; Layout includes multiple private offices and a welcoming lobby.
