Tavern With Residential
For Sale
$650,000
108 110 112 E Main Street, Sun Prairie, WI 53590
COMMERCIAL - Sun Prairie, WI
Property Size4,180 SF
Lot Size0.25 Acres
Price / SF$155.50
Days on Market13
Property Features for 108 110 112 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
c-2
Security features
Security System, Security Lighting
Interior features
Private Restrooms, Residential unit(s), Signage available, Security system, Inside storage, Security lighting, Water Softener
Lot features
Business district, Corner, Near Major Highway
Directions
Main st Sun Prairie corner of Bristol & Main
Subdivision
SUN PRAIRIE - C
Standard status
Active
APN
0811-054-3658-2
Size
4,180 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8810
Building Details
Year built
1893
Number of units
3
Roof type
Membrane
Additional Structures
Storage
Listing Agency:
Restaino & Associates
(608) 310-7777
Listed By:
Jim Wilson
(608) 474-0306
Added: Jul 29
Changed: Aug 10
Last Checked: Aug 10 at 6:06PM
MLS# 2025155
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 C-2-zoned tavern property at 108 110 112 E Main Street contains 4,180 square feet on 0.25 acres and dates to 1893. The commercial area includes a 24-seat bar, four tables, window seating, two under-counter glass-door coolers, a service station, and a basement walk-in cooler with laundry and liquor storage. Poker machines and an ATM are owned, while the other games and pool table are leased. Private restrooms, signage, a security system, security lighting, inside storage, and a water softener are also included.
The property includes a recently remodeled three-bedroom apartment above the tavern, with porch work at the stair landing remaining incomplete. A separate one-bedroom apartment beside the bar offers the stated possibility of conversion into additional bar kitchen space. The owned parking lot is positioned behind the building, aside from a couple of spots. The property is located in downtown Sun Prairie near shopping, restaurants, coffee shops, and other bars, with a new hotel under construction on the corner and a recently completed apartment building across the street.
The property includes a recently remodeled three-bedroom apartment above the tavern, with porch work at the stair landing remaining incomplete. A separate one-bedroom apartment beside the bar offers the stated possibility of conversion into additional bar kitchen space. The owned parking lot is positioned behind the building, aside from a couple of spots. The property is located in downtown Sun Prairie near shopping, restaurants, coffee shops, and other bars, with a new hotel under construction on the corner and a recently completed apartment building across the street.
Key Highlights
- 4,180 SF tavern property on 0.25 acres, built in 1893
- 24‑seat bar with four tables, window seating, two under‑counter coolers, and a service station
- Basement walk‑in cooler, laundry area, and liquor storage
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
$53,383
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
8.21%
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%
$1,067,660
$1.1M
Cap Rate 7%
$762,614
$762.6K
Cap Rate 9%
$593,144
$593.1K
Market Conditions
NOI Build-Up for 4,180 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
$75.2K $18.00/SF
− Vacancy
−$4.1K −$0.97/SF
EGI
$71.2K $17.03/SF
− OpEx
−$17.8K −$4.26/SF
NOI
$53.4K $12.77/SF
Area
Dane County, WI
Vacancy
5.40%
Lease Rate
$18.00 /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%
$1,067,660
Cap Rate 7%
$762,614
Cap Rate 9%
$593,144
Alternative Uses
Best Use
Specialty Retail
$762.6K
$667.3K – $889.7K
NOI $53,383 @ 7.0% cap · market cap 8.21%
Second Best
Mixed Use
$725.5K
$634.8K – $846.5K
NOI $50,787 @ 7.0% cap · market cap 7.81%
Theoretical Best
Office A
$971.3K
$849.9K – $1.13M
NOI $67,994 @ 7.0% cap · market cap 10.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
494
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 53590, WI
43,684
Population
18,292
Households
2.4
Avg Household Size
37
Median Age
52%
College-Educated
97%
High-School Grad
65.9 sq mi
ZIP Area
663
Density / Sq Mi
$96,497
Median Household Income
$57,711
Median Earnings
$1,375
Median Rent
$354,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bar & Pub - C-2-zoned tavern property with bar equipment, private restrooms, storage, and apartments incorporated into the building.
Where is this bar & pub located?
The property is located at 108 110 112 E Main Street Sun Prairie, WI.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 4,180 SF tavern property on 0.25 acres, built in 1893; 24‑seat bar with four tables, window seating, two under‑counter coolers, and a service station; Basement walk‑in cooler, laundry area, and liquor storage
