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    Downtown Office-Retail Building Title is generated by Realmo AI

    106 E Main Street, Reedsburg, WI 53959

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    For Sale
    $200,000

    Office,Retail - Reedsburg, WI

    Added:
    Apr 14, 2026
    Days on Market:
    51
    Last Refresh:
    Jun 3 at 8:06 pm

    Property Features for 106 E Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    B-1
    Parking features
    Offsite
    Interior features
    Freight elevator, Private Restrooms, Display window, Inside storage
    Accessibility
    Accessible Elevator Installed
    Standard status
    Active
    APN
    276-0992-00000

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    3675

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1910
    Floors in Building
    2
    Number of units
    1
    Building materials
    Brick
    Roof type
    Membrane, Rubber
    Architectural style
    Other

    We can help!

    Listing Contact
    Heidi Nemitz

    Listing agent Heidi Nemitz

    Listing office Gavin Brothers Auctioneers LLC 296 E Main St, Reedsburg, WI

    Listing date Apr 14, 2026

    MLS# 2016506 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

    • Prime Main Street location in downtown Reedsburg offering high visibility and accessibility.
    • Flexible main floor layout suitable for retail, office, or creative workspace.
    • Spacious, unfinished third floor providing opportunity for customization and expansion.
    • Large storefront windows providing excellent natural light.
    • Freight elevator and accessible elevator installed.
    • Property is currently leased until August of 2027.

    Overview

    This downtown commercial building offers a flexible mix of office and retail space, with large storefront windows designed to support visibility and natural light. The main floor is currently configured as retail/office with a layout that can adapt to a range of business models. Upstairs, a small second story provides additional storage, while the third floor is a spacious, open, unfinished area ready to be finished and tailored to your next use.

    Located on Main Street in the heart of downtown Reedsburg, the property benefits from a prominent street presence. Zoning is listed as B-1, supporting a broad range of neighborhood-oriented commercial activity. The building is currently leased through August of 2027, which may appeal to an investor seeking near-term income while planning future improvements on the upper levels.

    For prospective tenants, owner-users, or buyers, the structure’s vertical layout and unfinished third floor provide practical upside for expanding into additional office, studio, or other customized space. With the main level already set up for retail or professional use and the upper floors offering room to grow, this property is well suited for operators looking for a substantial downtown footprint with flexibility.
    Property Profile Location Intelligence

    Current Use by Public Records

    Krause Monuments General Contractor

    Suggested Use

    Real Estate Agency Law Firm Restaurant Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Reedsburg
    County
    Sauk
    State
    Wisconsin
    Longitude
    -90.009808
    Latitude
    43.532259

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    FAQs

    What type of property is this?
    Office building - Flexible retail/office configuration with strong storefront visibility and expandable space, currently leased through August 2027.
    Where is this office building located?
    The property is located at 106 E Main Street Reedsburg, WI.
    What is the asking price?
    The asking price for this property is $200,000.
    What are key features of this property?
    This property features: Prime Main Street location in downtown Reedsburg offering **high visibility and accessibility**.; Flexible main floor layout suitable for retail, office, or creative workspace.; Spacious, unfinished third floor providing **opportunity for customization and expansion**.
    (608) 524-6416
    We can help!
    Listing Contact
    Heidi Nemitz
    Real Estate License ID: 57186-90
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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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