Building Details

Year Built 1940

Listing Agency: Only Real Estate Group a***@onlyrealestategroup.com Show Phone

Listed By: Anthony Wooden

Source: Tumpanelegacy

Added: Aug 15 Changed: Aug 28 Last Checked: Aug 29 at 12:03PM

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Investment Insights

Based on property information with market context.

This 3,600-square-foot live-work property includes two levels with distinct residential and commercial functionality. The main floor contains living areas and a modern kitchen, while the upper level adds flexible workspace along with a second kitchen or break area. Updates and modernization have been completed over the past four years.

Built in 1940, the property is designated B-2 commercial and is located at 11820 12th St in Somers, Wisconsin. Interstate 94 is only minutes away, providing convenient regional access for the property’s combined live-work configuration.

Key Highlights

• 3,600 SF live‑work property with two levels
• B‑2 commercial designation
• Main level includes living areas and a modern kitchen

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

$45,303

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

6.05%

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%

$906,060 $906.1K

Cap Rate 7%

$647,186 $647.2K

Cap Rate 9%

$503,367 $503.4K

Market Conditions

NOI Build-Up for 3,600 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

$75.6K $21.00/SF

− Vacancy

−$15.2K −$4.22/SF

EGI

$60.4K $16.78/SF

− OpEx

−$15.1K −$4.19/SF

NOI

$45.3K $12.58/SF

Area

Kenosha County, WI

Vacancy

20.10%

Lease Rate

$21.00 /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%

$906,060

Cap Rate 7%

$647,186

Cap Rate 9%

$503,367

Alternative Uses

Best Use

Office B

$647.2K

$566.3K – $755.1K (±1% cap)

NOI $45,303 @ 7.0% cap · market cap 6.05%

Second Best

Mixed Use

$638.7K

$558.9K – $745.2K (±1% cap)

NOI $44,712 @ 7.0% cap · market cap 5.97%

Theoretical Best

Warehouse

$4.19M

$3.67M – $4.89M (±1% cap)

NOI $293,385 @ 7.0% cap · market cap 39.17%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Live-work space

Suggested Use

Top Pick Electrical Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

12

Businesses Nearby

Explore this area Business Placement

Demographics for 53177, WI

8,482

Population

2,566

Households

3.3

Avg Household Size

40

Median Age

24%

College-Educated

90%

High-School Grad

27.6 sq mi

ZIP Area

307

Density / Sq Mi

$77,409

Median Household Income

$46,314

Median Earnings

$1,295

Median Rent

$228,900

Median Home Value

Market

Vacancy Rate% for Office in Midwest region

13.7% 2019

15.6% 2020

17.1% 2021

18.9% 2022

21% 2023

22% 2024

21.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this live-work space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Live-work space - B-2 commercial property combines living areas with upper-level workspace and a second kitchen or break area.

Where is this live-work space located?

The property is located at 11820 12th St Somers, WI.

What is the asking price?

The asking price for this property is $749,000.

What are key features of this property?

This property features: 3,600 SF live‑work property with two levels; B‑2 commercial designation; Main level includes living areas and a modern kitchen