Building Details

Year built 1997

Number of units 6

Roof type Metal, Composition

Listing Agency: Real Broker LLC W***@TheRealBrokerage.com Show Phone

Listed By: Candy Lauby · License #7904694 Show Phone

Added: Aug 10 Changed: Aug 31 Last Checked: Aug 31 at 5:06PM

Report an Issue

MLS# 2009873

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 self-storage property includes five buildings with 100 storage units across a 14,519-square-foot commercial operation. The site measures 2.08 acres and also includes 1,100 square feet identified for business or housing rental use. The property is being offered as-is.

Built in 1997, the improvements feature metal and composition roofing. The facility is located at 103 N Main Street in Reeseville, Wisconsin, within Commercial zoning. Current occupancy is reported at 98%, and the lot is described as having room for as many as four additional storage buildings.

Key Highlights

• 100 storage units across five buildings
• 14,519 square feet on 2.08 acres
• 1,100 square feet for business or housing rental use

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

$112,203

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

7.01%

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%

$2,244,060 $2.2M

Cap Rate 7%

$1,602,900 $1.6M

Cap Rate 9%

$1,246,700 $1.2M

Market Conditions

NOI Build-Up for 14,519 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

$174.2K $12.00/SF

− Vacancy

−$13.9K −$0.96/SF

EGI

$160.3K $11.04/SF

− OpEx

−$48.1K −$3.31/SF

NOI

$112.2K $7.73/SF

Area

Dodge County, WI

Vacancy

8.00%

Lease Rate

$12.00 /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%

$2,244,060

Cap Rate 7%

$1,602,900

Cap Rate 9%

$1,246,700

Alternative Uses

Best Use

Self Storage

$1.60M

$1.40M – $1.87M (±1% cap)

NOI $112,203 @ 7.0% cap · market cap 7.01%

Second Best

Warehouse

$1.50M

$1.31M – $1.75M (±1% cap)

NOI $104,739 @ 7.0% cap · market cap 6.55%

Theoretical Best

Office A

$3.15M

$2.76M – $3.68M (±1% cap)

NOI $220,782 @ 7.0% cap · market cap 13.80%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Personality Plus Family ... Hair Salon GJM Mini Storage Storage Facility

Suggested Use

Top Pick HVAC Service Auto Repair Shop Plumbing Service Garden Center Grocery & Convenience Store Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

98%

Occupancy

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

56

Businesses Nearby

Explore this area Business Placement

Demographics for 53579, WI

1,799

Population

719

Households

2.5

Avg Household Size

45

Median Age

19%

College-Educated

89%

High-School Grad

39.9 sq mi

ZIP Area

45

Density / Sq Mi

$75,048

Median Household Income

$47,167

Median Earnings

$919

Median Rent

$228,900

Median Home Value

Market

Vacancy Rate% for Industrial in Midwest region

4.4% 2019

4.9% 2020

3.6% 2021

3.1% 2022

4.6% 2023

5% 2024

4.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this self storage facilities located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Self storage facility - Five-building storage property with additional space suited for business or housing rental use.

Where is this self storage facility located?

The property is located at 103 N Main Street Reeseville, WI.

What is the asking price?

The asking price for this property is $1,600,000.

What are key features of this property?

This property features: 100 storage units across five buildings; 14,519 square feet on 2.08 acres; 1,100 square feet for business or housing rental use