Retail Showroom with
For Sale
$424,900
1155 W Main St, Whitewater, WI 53190
Open retail layout includes a large showroom, greenhouse, workshop space, and drive-through window.
Property Size3,380 SF
Price / SF$125.71
Days on Market325
Property Features for 1155 W Main St
General Information
Standard status
Active
Size
3,380 SF
Additional Details
Traffic Count
8,000 vehicles/day
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$4,611
Amenities
greenhouse
drive through window
ramped entrance
pylon sign
Listing Agency:
Tincher Realty
(262) 473-4175
Listed By:
Jonathan Marshall · License #5821090
(262) 366-8443
Source:
Exprealty
Added: Oct 16, 2025
Changed: Sep 4
Last Checked: Sep 5 at 10:23AM
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 Tincher Realty
Investment Insights
Based on property information with market context.
This retail property is set up for flexible use, with an open main-level floorplan plus a full basement. The building includes a large 48x40 retail showroom with vaulted ceilings and floor-to-ceiling windows designed to bring in natural light and visibility. Additional spaces include a 33x17 greenhouse, a 19x22 workshop, and added offices and bathrooms.
The property features a drive-through window and a ramped entrance, along with a pylon sign. Public remarks indicate approximately 8,000 cars per day pass by the well-known bike/outdoor gear/coffee shop on the west side, about 1/2 mile from UWW campus.
Zoning is listed as retail, restaurant, professional office, clinic, and light assembly, among other uses. The electrical service is described as 3 phase 400A, and an assumable SBA is noted in the sales remarks.
The property features a drive-through window and a ramped entrance, along with a pylon sign. Public remarks indicate approximately 8,000 cars per day pass by the well-known bike/outdoor gear/coffee shop on the west side, about 1/2 mile from UWW campus.
Zoning is listed as retail, restaurant, professional office, clinic, and light assembly, among other uses. The electrical service is described as 3 phase 400A, and an assumable SBA is noted in the sales remarks.
Key Highlights
- Approx. 3,380 main level SF plus a full basement
- Huge 48x40 retail showroom with vaulted ceilings and floor‑to‑ceiling windows for natural light
- Includes 33x17 greenhouse and 19x22 workshop, plus additional offices/bathrooms
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
$28,210
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
6.64%
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%
$564,200
$564.2K
Cap Rate 7%
$403,000
$403.0K
Cap Rate 9%
$313,444
$313.4K
Market Conditions
NOI Build-Up for 3,380 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
$43.8K $12.96/SF
− Vacancy
−$3.5K −$1.04/SF
EGI
$40.3K $11.92/SF
− OpEx
−$12.1K −$3.58/SF
NOI
$28.2K $8.35/SF
Area
Walworth County, WI
Vacancy
8.00%
Lease Rate
$12.96 /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%
$564,200
Cap Rate 7%
$403,000
Cap Rate 9%
$313,444
Alternative Uses
Best Use
Specialty Retail
$652.3K
$570.8K – $761.0K
NOI $45,660 @ 7.0% cap · market cap 10.75%
Second Best
Retail
$403.0K
$352.6K – $470.2K
NOI $28,210 @ 7.0% cap · market cap 6.64%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8,000 VPD
Traffic count
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
400
Businesses Nearby
164k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 47%
Superstores 28%
Shops & Services 11%
Groceries 9%
Walmart
Superstores
45,903 visits/mo
0.3 miles
McDonald's
Dining
20,182 visits/mo
0.1 miles
Culver's
Dining
19,865 visits/mo
0.5 miles
Aldi
Groceries
14,285 visits/mo
0.4 miles
Whitewater #1
Shops & Services
10,100 visits/mo
0.3 miles
Demographics for 53190, WI
19,459
Population
8,331
Households
2.3
Avg Household Size
27
Median Age
35%
College-Educated
90%
High-School Grad
130.8 sq mi
ZIP Area
149
Density / Sq Mi
$59,598
Median Household Income
$17,627
Median Earnings
$990
Median Rent
$247,000
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Open retail layout includes a large showroom, greenhouse, workshop space, and drive-through window.
Where is this storefront property located?
The property is located at 1155 W Main St Whitewater, WI.
What is the asking price?
The asking price for this property is $424,900.
What are key features of this property?
This property features: Approx. 3,380 main level SF plus a full basement; Huge 48x40 retail showroom with vaulted ceilings and floor‑to‑ceiling windows for natural light; Includes 33x17 greenhouse and 19x22 workshop, plus additional offices/bathrooms
