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    Hospitality and Recreation Compound Title is generated by Realmo AI

    10555 Freedom Rd, Tomah, WI 54660

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    For Sale
    $2,104,000

    Apartment building,Campground,Motel/Hotel/Bed & Brkfst,Other,Recreation,Self storage,Vacant land

    Type:Apartment
    Property size:
    9,400 SF
    Price / SF:
    $223/SF
    Added:
    Feb 13, 2026
    Days on Market:
    110
    Last Refresh:
    Jun 3 at 7:06 pm

    Property Features for 10555 Freedom Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Apartment
    Zoning
    Comm/Res
    Parking
    56
    Parking features
    Paved or Surfaced
    Interior features
    Public rest rooms, Private Restrooms, Residential unit(s), Shared conference room, Reception area, Inside storage
    Exterior features
    Outside storage
    Standard status
    Active
    APN
    multiple

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    8509

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Year built
    1979
    Floors in Building
    1
    Number of units
    10
    Building materials
    Frame
    Roof type
    Composition, Metal
    Architectural style
    Other
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Scott Schroeder
    Scott Schroeder

    Listing agent Scott Schroeder

    Listing office RE/MAX Preferred 144 4th Ave Ste 3, Baraboo, WI

    Listing date Feb 13, 2026

    MLS# 2016136 Listing URL

    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.

    HighLights

    • Turn‑key active bar business and 10 rental units ideal for weekend wedding/event bookings.
    • 9400 sq ft Main Building completely remodeled with open kitchen.
    • Multiple business opportunities: Wedding Venue, Conference Center, RV Park, Retreat Center, VRBOs, Hobby Farm, Horse Ranch, etc.
    • 111 manicured acres including a retired 18‑hole golf course and an 18‑hole championship disc golf course.
    • Additional buildings: proshop, large shelter, 2 bed/1 bath residence, 6‑unit motel, 2 cabins, 2 A‑frames.
    • 7 ponds, 4 bridges, and a winding river running through the property.

    Overview

    This hospitality and recreation compound presents multiple operating options, anchored by a main building of 9,400 square feet with all utilities and interiors completely remodeled. An active bar business is offered as turn-key, and the property also includes 10 rental units that complement weekend wedding and event bookings. Additional accommodations and support facilities round it out, including a proshop, a large shelter, a 2-bedroom/1-bath residence, a 6-unit motel, two cabins, and two A-frames.

    Set on 111 manicured acres within a Comm/Res zoning designation, the grounds include a retired 18-hole golf course with irrigation lines and an 18-hole championship disc golf course. The property layout features 7 ponds, 4 bridges, and a winding river running through the acreage, with an existing RV setup including 8 sites with 50-amp service. All information is provided in the accompanying documents, and most inventory and décor are expected to remain.

    With its event-ready lodging, on-site bar operation, and established golf and disc golf facilities, the property is well suited for an operator seeking a resort-style retreat, wedding and conference venue, or multi-use hospitality concept. The existing RV infrastructure and varied accommodation types also support flexible programming for weekend stays and longer seasonal use, depending on the buyer’s development and operating plan.
    Property Profile Location Intelligence

    Current Use by Public Records

    Holiday Lodge Resort Hotel & Motel Double Barrel Bar Bar & Pub

    Suggested Use

    Restaurant Law Firm Hotel & Motel Bar & Pub

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Tomah
    County
    Monroe
    State
    Wisconsin
    Longitude
    -90.379209
    Latitude
    44.020285

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    FAQs

    What type of property is this?
    Campground - Remodeled main building, turnkey bar, rental units, and multi-sport recreation on a large landscaped property.
    Where is this campground located?
    The property is located at 10555 Freedom Rd Tomah, WI.
    What is the asking price?
    The asking price for this property is $2,104,000.
    What are key features of this property?
    This property features: Turn‑key active bar business and 10 rental units ideal for weekend wedding/event bookings.; **9400 sq ft Main Building completely remodeled with open kitchen.**; Multiple business opportunities: Wedding Venue, Conference Center, RV Park, Retreat Center, VRBOs, Hobby Farm, Horse Ranch, etc.
    (608) 393-7234
    We can help!
    Listing Contact
    Scott Schroeder
    Scott Schroeder
    Real Estate License ID: 5913790
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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