Downtown Mixed-Use Property with
New
For Sale
$372,000
12 W Fulton Street, Edgerton, WI 53534
Business/Comm, Edgerton, WI
Property Size3,542 SF
Lot Size0.07 Acres
Price / SF$105.03
Days on Market2
Property Features for 12 W Fulton Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B2
Interior features
Alley, Public rest rooms, Private Restrooms, Residential unit(s), Display window, Inside storage, Water Softener
Lot features
Business district, Near Major Highway, High Traffic Location, High Visibility
Directions
HWY 51, W on HWY 59 (Fulton)
Subdivision
EDGERTON - C
Standard status
Active
APN
6-26-705
Size
3,542 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4408
Amenities
in-unit laundry
private deck
Building Details
Year built
1900
Number of units
2
Roof type
Flat, Membrane
Additional Structures
Storage
Listing Agency:
Coldwell Banker The Realty Group · Coldwell Banker Real Estate
(608) 741-1000
Listed By:
Donna Panico · License #5681090
(608) 921-0502
Added: Aug 30
Changed: Aug 31
Last Checked: Aug 31 at 6:06PM
MLS# 2030068
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.
Investment Insights
Based on property information with market context.
This B2-zoned mixed-use property combines a 1,679-square-foot main-floor commercial area with a 1,656-square-foot upper apartment. The residential level has been extensively renovated and includes an open kitchen, dining, and living area, two bedrooms, 1.5 baths, in-unit laundry, storage, a private rear deck, and included appliances. Separate utilities are paid by the tenants. The building also offers display windows, interior storage, public and private restrooms, and an alley.
Major building updates include plumbing, electrical, windows, two furnaces, two central air units, water heaters, and water softeners completed since 2016. The membrane roof was completed in 11/22, and tuck pointing was completed in 3/22. Located in downtown Edgerton, the property is near coffee shops, restaurants, schools, and parks, with access to I-90/39 minutes away.
Major building updates include plumbing, electrical, windows, two furnaces, two central air units, water heaters, and water softeners completed since 2016. The membrane roof was completed in 11/22, and tuck pointing was completed in 3/22. Located in downtown Edgerton, the property is near coffee shops, restaurants, schools, and parks, with access to I-90/39 minutes away.
Key Highlights
- 3,542 square feet across commercial and residential areas
- Upper 1,656‑square‑foot apartment with 2 bedrooms and 1.5 baths
- Main‑floor commercial space measures 1,679 square feet
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
$24,440
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
6.57%
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%
$488,800
$488.8K
Cap Rate 7%
$349,143
$349.1K
Cap Rate 9%
$271,556
$271.6K
Market Conditions
NOI Build-Up for 3,542 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
$42.5K $12.00/SF
− Vacancy
−$3.4K −$0.96/SF
EGI
$39.1K $11.04/SF
− OpEx
−$14.7K −$4.14/SF
NOI
$24.4K $6.90/SF
Area
Rock County, WI
Vacancy
8.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$488,800
Cap Rate 7%
$349,143
Cap Rate 9%
$271,556
Alternative Uses
Best Use
Retail
$610.8K
$534.4K – $712.6K
NOI $42,755 @ 7.0% cap · market cap 11.49%
Second Best
Mixed Use
$349.1K
$305.5K – $407.3K
NOI $24,440 @ 7.0% cap · market cap 6.57%
Theoretical Best
Office A
$851.2K
$744.8K – $993.0K
NOI $59,582 @ 7.0% cap · market cap 16.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
309
Businesses Nearby
Explore this area
Business Placement
Demographics for 53534, WI
12,752
Population
5,982
Households
2.1
Avg Household Size
42
Median Age
33%
College-Educated
94%
High-School Grad
85.2 sq mi
ZIP Area
150
Density / Sq Mi
$94,250
Median Household Income
$53,109
Median Earnings
$1,102
Median Rent
$280,100
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?
Mixed-use property - Updated commercial building with a renovated upper apartment, separate utilities, and adaptable owner-user or rental configuration.
Where is this mixed-use property located?
The property is located at 12 W Fulton Street Edgerton, WI.
What is the asking price?
The asking price for this property is $372,000.
What are key features of this property?
This property features: 3,542 square feet across commercial and residential areas; Upper 1,656‑square‑foot apartment with 2 bedrooms and 1.5 baths; Main‑floor commercial space measures 1,679 square feet
