Full Service Gas Station &
1021 S 3rd Street Watertown, WI 53094
New
For Sale
$550,000
COMMERCIAL - Watertown, WI
Property Size2,500 SF
Lot Size0.17 Acres
Price / SF$220
Days on Market4
Property Features for 1021 S 3rd Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Gen Ind
Security features
Security System
Interior features
Overhead doors, Truck dr(s) 15ft or lower, Security system
Standard status
Active
APN
291-0815-0431-040
Size
2,500 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4942
Building Details
Year built
1957
Number of units
1
Roof type
Flat
Listing Agency:
Tandem Realty Group
(608) 239-8826
Listed By:
Chris Wahl
(608) 239-8826
Added: Jul 25
Changed: Jul 27
Last Checked: Jul 28 at 6:06AM
MLS# 2019941
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.
Well maintained, full service gas station and automotive repair facility with a long standing operating history. Originally established in 1958 and expanded in 1992, the property includes fuel delivery equipment with two dual-sided pumps installed in 2022 and two 6,000-gallon fiberglass tanks installed in 1991. A recently completed tank tightness test supports the existing fuel infrastructure. The service area provides five bays with three car lifts, supporting immediate operation for an automotive repair or service business.
Additional improvements include a new rubber roof installed in 2021 and all LED lighting. The property is listed for sale with zoning identified as Gen Ind and is described in the City of Watertown Comprehensive Plan as located in a planned Mixed Use Area (map 6a). Showings are by appointment only, with weekends preferred, and please do not disturb ongoing business operations as the current business is relocating to a new location in Watertown.
Additional improvements include a new rubber roof installed in 2021 and all LED lighting. The property is listed for sale with zoning identified as Gen Ind and is described in the City of Watertown Comprehensive Plan as located in a planned Mixed Use Area (map 6a). Showings are by appointment only, with weekends preferred, and please do not disturb ongoing business operations as the current business is relocating to a new location in Watertown.
Key Highlights
- Full service gas station and automotive repair facility established in 1958 and expanded in 1992
- Fuel delivery system includes 2 dual‑sided pumps (2022) with two 6,000‑gallon fiberglass tanks (1991)
- Recently completed tank tightness test included
Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $47.4k | $18.96 |
| − Vacancy | −$1.9k | −$0.76 |
| EGI | $45.5k | $18.20 |
| − OpEx | −$11.4k | −$4.55 |
| NOI | $34.1k | $13.65 |
2,500 SF · lease $18.96/SF/yr · vacancy 4.00% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$487.5K
$426.6K – $568.8K
NOI $34,128 @ 7.0% cap · market cap 6.21%
Second Best
Retail
$331.2K
$289.8K – $386.4K
NOI $23,184 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$543.1K
$475.2K – $633.6K
NOI $38,016 @ 7.0% cap · market cap 6.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Gas station - Turnkey fuel site with two dual-sided pumps and a five-bay repair shop featuring three car lifts.
Where is this gas station located?
The property is located at 1021 S 3rd Street Watertown, WI.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Full service gas station and automotive repair facility established in 1958 and expanded in 1992; Fuel delivery system includes 2 dual‑sided pumps (2022) with two 6,000‑gallon fiberglass tanks (1991); Recently completed tank tightness test included
