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    32-Unit Motel and Duplex Title is generated by Realmo AI

    1133 E Main Street, Reedsburg, WI 53959

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    Claim this Listing
    For Sale
    Under Contract
    $699,000

    Apartment building,Motel/Hotel/Bed & Brkfst - Reedsburg, WI

    Type:Apartment
    Added:
    Apr 13, 2026
    Days on Market:
    52
    Last Refresh:
    Jun 3 at 8:06 pm

    Property Features for 1133 E Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Apartment
    Zoning
    B-2 COMM
    Parking features
    Paved or Surfaced
    Security features
    Security System
    Interior features
    Private Restrooms, Less than 440 volt, Reception area, Security system
    Exterior features
    Signage available
    Standard status
    Active Under Contract
    APN
    276-1721-00000

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    10573

    Utilities

    Heating system
    Wall Furnace
    Cooling system
    Wall Unit(s)

    Building Details

    Year built
    1957
    Floors in Building
    2
    Number of units
    32
    Building materials
    Brick
    Roof type
    Composition
    Architectural style
    Other

    We can help!

    Listing Contact
    Jamie Phephles
    Jamie Phephles

    Listing agent Jamie Phephles

    Listing office RE/MAX Preferred 335 E Main St, Baraboo, WI

    Listing date Apr 13, 2026

    MLS# 2017736 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

    • Established 32‑unit motel in a high‑visibility location on Hwy 33/Main Street.
    • Proven income‑producing opportunity in a popular tourism corridor near Wisconsin Dells and other attractions.
    • Recent improvements including a new roof, fresh exterior paint, and new water heaters.
    • On‑site duplex provides option for owner occupancy or additional rental income.
    • Brick construction with paved parking.
    • Interior features include private restrooms, reception area, and security system.

    Overview

    This established 32-unit motel, offered as a motel/hotel/bed & breakfast, is built for operating consistency and diversified revenue. The property includes an on-site duplex, providing an owner-occupancy option or additional rental income alongside the motel units. Recent improvements completed within the last three years include a new roof on one building, fresh exterior paint on most of the property, replacement of most faucets, and installation of three new water heaters, helping reduce near-term capital expenses.

    The property is positioned on high-visibility Hwy 33/Main Street in the heart of town, within a proven tourism corridor. It is described as just minutes from Wisconsin Dells, state parks, the 400 Trail, golf courses, waterparks, and other popular attractions, supporting demand across the broader area.

    For buyers and operators, this asset may fit well for an investor seeking a turn-key hospitality platform with current in-place lodging units and a built-in secondary housing revenue stream. The B-2 COMM zoning designation may support a range of commercial uses, while the property’s visibility and tourism-oriented setting align with guests traveling for recreation and regional attractions.
    Property Profile Location Intelligence

    Current Use by Public Records

    Motel Reedsburg Hotel & Motel

    Suggested Use

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

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

    Similar Places Nearby

    • Motel Reedsburg — 1133 E Main St, Reedsburg, WI 53959
    • Super 8 by Wyndham Reedsburg — 1470 E Main St, Reedsburg, WI 53959

    Location Insight

    • Map
    • Local Demand
    City
    Reedsburg
    County
    Sauk
    State
    Wisconsin
    Longitude
    -89.992574
    Latitude
    43.533491

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    FAQs

    What type of property is this?
    Motel - Established hospitality property with recent exterior, roofing, plumbing, and water heater improvements plus an on-site duplex for added income.
    Where is this motel located?
    The property is located at 1133 E Main Street Reedsburg, WI.
    What is the asking price?
    The asking price for this property is $699,000.
    What are key features of this property?
    This property features: Established 32‑unit motel in a high‑visibility location on Hwy 33/Main Street.; Proven income‑producing opportunity in a popular tourism corridor near Wisconsin Dells and other attractions.; Recent improvements including a new roof, fresh exterior paint, and new water heaters.
    (608) 393-3330
    We can help!
    Listing Contact
    Jamie Phephles
    Jamie Phephles
    Real Estate License ID: 5711090
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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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