Storage Condo with Overhead
For Sale
$239,900
11-6364 Cross Road, Winneconne, WI 54986
Purpose-built storage condo offers two overhead doors and a 40' x 60' footprint within a secured, low-maintenance association setting.
Property Size2,400 SF
Price / SF$99.96
Days on Market209
Property Features for 11-6364 Cross Road
General Information
Standard status
Active
Size
2,400 SF
Additional Details
Utilities to Site
Yes
Drive-In Doors
2
Taxes and HOA fees
Annual Taxes
$49
Listing Agency:
Beiser Realty, LLC
(920) 582-4011
Listed By:
Dennis M. Biggar · License #9056064
(920) 379-4531
Source:
Exprealty
Added: Feb 13
Changed: Sep 5
Last Checked: Sep 10 at 12:16PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Beiser Realty, LLC
Investment Insights
Based on property information with market context.
This storage condo is a purpose-built unit within the Winneconne Storage Condos program, designed for lock-and-leave ownership. The Premier A unit includes a spacious 40' x 60' footprint, 16' exterior wall height, and two overhead door openings sized 14' x 14' and 12' x 10'. The property is intended to provide secure storage for items such as RVs, boats, vehicles, and recreational toys, within a clean, controlled environment.
Access and maneuvering are supported by extra-wide 28' private roads and 24' driveways, which help simplify entry and movement to the unit. An association handles road upkeep and the water system from the pump house to the property, aiming to keep ownership straightforward.
The unit is part of a condo-style configuration within a storage-focused development, with the practical layout centered around vehicle-scale overhead door access.
Access and maneuvering are supported by extra-wide 28' private roads and 24' driveways, which help simplify entry and movement to the unit. An association handles road upkeep and the water system from the pump house to the property, aiming to keep ownership straightforward.
The unit is part of a condo-style configuration within a storage-focused development, with the practical layout centered around vehicle-scale overhead door access.
Key Highlights
- Premier A storage condo with a 40' x 60' footprint and 16' exterior wall height
- Two overhead doors: 14' x 14' and 12' x 10'
- Secured, low‑maintenance condo association setting for lock‑and‑leave ownership
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
$21,700
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
9.05%
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%
$434,000
$434.0K
Cap Rate 7%
$310,000
$310.0K
Cap Rate 9%
$241,111
$241.1K
Market Conditions
NOI Build-Up for 2,400 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
$33.7K $14.04/SF
− Vacancy
−$2.7K −$1.12/SF
EGI
$31.0K $12.92/SF
− OpEx
−$9.3K −$3.88/SF
NOI
$21.7K $9.04/SF
Area
Winnebago County, WI
Vacancy
8.00%
Lease Rate
$14.04 /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%
$434,000
Cap Rate 7%
$310,000
Cap Rate 9%
$241,111
Alternative Uses
Best Use
Self Storage
$310.0K
$271.3K – $361.7K
NOI $21,700 @ 7.0% cap · market cap 9.05%
Second Best
Warehouse
$206.1K
$180.3K – $240.5K
NOI $14,427 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$518.0K
$453.3K – $604.3K
NOI $36,260 @ 7.0% cap · market cap 15.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Drive-in doors
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 54986, WI
5,138
Population
2,628
Households
2
Avg Household Size
49
Median Age
31%
College-Educated
96%
High-School Grad
29.0 sq mi
ZIP Area
177
Density / Sq Mi
$90,479
Median Household Income
$55,862
Median Earnings
$905
Median Rent
$280,500
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Purpose-built storage condo offers two overhead doors and a 40' x 60' footprint within a secured, low-maintenance association setting.
Where is this self storage facility located?
The property is located at 11-6364 Cross Road Winneconne, WI.
What is the asking price?
The asking price for this property is $239,900.
What are key features of this property?
This property features: Premier A storage condo with a 40' x 60' footprint and 16' exterior wall height; Two overhead doors: 14' x 14' and 12' x 10'; Secured, low‑maintenance condo association setting for lock‑and‑leave ownership
