Mixed-Use Building with
For Sale
$514,899
11801 W Janesville Rd, Hales Corners, WI 53130
B1-zoned property offers multiple suites, upper-level spaces, parking, and storage.
Property Size4,400 SF
Price / SF$117.02
Days on Market101
Property Features for 11801 W Janesville Rd
General Information
Standard status
Active
Size
4,400 SF
Total Parking Spaces
20
Property subtype
Commercial
Zoning
B1
Additional Details
Road Access
Yes
Office Units
5
Taxes and HOA fees
Annual Taxes
$8,949
Building Details
Building Size
4,400 SF
Year Built
1963
Listing Agency:
RE/MAX Forward
(262) 470-0929
Listed By:
The Hupke Team* · License #5786190
Source:
Therealtycompanyllc
Added: May 21
Changed: Aug 29
Last Checked: Aug 29 at 1:27PM
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 RE/MAX Forward
Investment Insights
Based on property information with market context.
This mixed-use property includes approximately 4,400 square feet, with 2,900 square feet on the main level arranged as three commercial suites. One suite is leased to a salon, while two are vacant at closing. The upper floor contains two separate spaces, each with a full bathroom, full kitchen, and office or living area. A full basement and storage shed provide additional storage capacity, and the property was built in 1963.
Located on Janesville Road at the Hales Corners and Muskego border, the property includes a 20-space parking lot and B1 zoning. The flexible layout has supported barber, massage, dental, salon, office, and studio uses, subject to applicable requirements.
Located on Janesville Road at the Hales Corners and Muskego border, the property includes a 20-space parking lot and B1 zoning. The flexible layout has supported barber, massage, dental, salon, office, and studio uses, subject to applicable requirements.
Key Highlights
- Approximately 4,400 sq ft total with 2,900 sq ft on the main level
- Three main‑level commercial suites; one leased to a salon and two vacant at closing
- Two upper‑level spaces, each with a full bath, full kitchen, and office/living area
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
$44,537
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
8.65%
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%
$890,740
$890.7K
Cap Rate 7%
$636,243
$636.2K
Cap Rate 9%
$494,856
$494.9K
Market Conditions
NOI Build-Up for 4,400 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
$66.0K $15.00/SF
− Vacancy
−$2.4K −$0.54/SF
EGI
$63.6K $14.46/SF
− OpEx
−$19.1K −$4.34/SF
NOI
$44.5K $10.12/SF
Area
Milwaukee County, WI
Vacancy
3.60%
Lease Rate
$15.00 /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%
$890,740
Cap Rate 7%
$636,243
Cap Rate 9%
$494,856
Alternative Uses
Best Use
Office B
$859.5K
$752.1K – $1.00M
NOI $60,167 @ 7.0% cap · market cap 11.69%
Second Best
Mixed Use
$773.1K
$676.5K – $902.0K
NOI $54,120 @ 7.0% cap · market cap 10.51%
Theoretical Best
Office A
$1.04M
$913.0K – $1.22M
NOI $73,038 @ 7.0% cap · market cap 14.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
187
Businesses Nearby
Explore this area
Business Placement
Demographics for 53130, WI
7,743
Population
3,279
Households
2.4
Avg Household Size
44
Median Age
42%
College-Educated
95%
High-School Grad
3.2 sq mi
ZIP Area
2,420
Density / Sq Mi
$86,806
Median Household Income
$53,544
Median Earnings
$1,274
Median Rent
$290,400
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - B1-zoned property offers multiple suites, upper-level spaces, parking, and storage.
Where is this mixed-use property located?
The property is located at 11801 W Janesville Rd Hales Corners, WI.
What is the asking price?
The asking price for this property is $514,899.
What are key features of this property?
This property features: Approximately 4,400 sq ft total with 2,900 sq ft on the main level; Three main‑level commercial suites; one leased to a salon and two vacant at closing; Two upper‑level spaces, each with a full bath, full kitchen, and office/living area
