Brick Office
For Sale
$329,000
102 S Woodward Street, Brandon, WI 53919
Business/Comm, Brandon, WI
Property Size2,040 SF
Lot Size0.65 Acres
Price / SF$161.27
Days on Market189
Property Features for 102 S Woodward Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commerical
Interior features
Private Restrooms, Reception area, Private office(s)
Lot features
Business district, Near Major Highway
Directions
Hwy 49 into Brandon...bank building is next to gas station
Subdivision
BRANDON - V
Standard status
Active
APN
V01151499FA20500
Size
2,040 SF
Lot size
0.65 Acres
Taxes and HOA fees
Tax Year
2025
Building Details
Year built
1999
Number of units
1
Roof type
Composition
Listing Agency:
Better Homes and Gardens Real Estate Special Properties
(920) 294-0122
Listed By:
Jeffrey Shadick · License #5048290
(920) 858-9786
Added: Feb 24
Changed: Aug 31
Last Checked: Sep 1 at 10:06AM
MLS# 2016792
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 2,040-square-foot brick office building, constructed in 1999, offers a practical layout for an established or growing business. Interior features include multiple private offices, a reception area, a front desk or service counter, and private restrooms. The property also has a composition roof and commercial zoning.
Situated at 102 S Woodward Street in Brandon, Wisconsin, the building occupies 0.651 acres in Fond du Lac County. Its former bank-branch configuration provides a defined customer-facing area alongside enclosed workspaces, supporting a range of professional office operations.
Situated at 102 S Woodward Street in Brandon, Wisconsin, the building occupies 0.651 acres in Fond du Lac County. Its former bank-branch configuration provides a defined customer-facing area alongside enclosed workspaces, supporting a range of professional office operations.
Key Highlights
- 2,040‑square‑foot office building on 0.651 acres
- Brick construction completed in 1999
- Multiple private offices with reception area
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
75
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Private offices, reception space, and private restrooms create a functional professional workplace.
Where is this office building located?
The property is located at 102 S Woodward Street 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: 2,040‑square‑foot office building on 0.651 acres; Brick construction completed in 1999; Multiple private offices with reception area
