Renovated Downtown Mixed-Use
New
For Sale
$569,000
120-124 E Main St, Stoughton, WI 53589
Open commercial space pairs with a three-bedroom apartment in a two-level historic building.
Property Size4,698 SF
Price / SF$121.12
Days on Market3
Property Features for 120-124 E Main St
General Information
Standard status
Active
Size
4,698 SF
Units
Unit Mix
1 x 3BR/1.5BA
Multifamily Units
1
Additional Details
Business Included
Yes
Building Details
Year Built
1882
Buildings
1
Listing Agency:
Stark Company, REALTORS
Listed By:
Jay Spiegel
(608) 219-0376
Source:
Holtrealestateteam
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 17 at 1:51PM
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 Stark Company, REALTORS
Investment Insights
Based on property information with market context.
The Brickson Building is an 1882 mixed-use property with 4,698 square feet combining commercial and residential space. The main level provides a broad, open storefront area with wood flooring, 13-foot ceilings, exposed brick, and a tin ceiling. The upper level has been renovated as a three-bedroom, one-and-a-half-bath apartment with wood floors and a large eat-in kitchen.
Located at 120-124 E Main St in downtown Stoughton, the property places commercial and residential uses within a preserved historic building. The configuration supports a street-level business presence with a separate apartment above, offering a distinct combination of retail or commercial space and living quarters.
Located at 120-124 E Main St in downtown Stoughton, the property places commercial and residential uses within a preserved historic building. The configuration supports a street-level business presence with a separate apartment above, offering a distinct combination of retail or commercial space and living quarters.
Key Highlights
- 4,698‑square‑foot mixed‑use building at 120‑124 E Main St, Stoughton, WI 53589
- 1882 construction with renovated upper‑level apartment and main commercial space
- Open main‑level commercial area with 13‑foot ceilings
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
$45,037
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
7.92%
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%
$900,740
$900.7K
Cap Rate 7%
$643,386
$643.4K
Cap Rate 9%
$500,411
$500.4K
Market Conditions
NOI Build-Up for 4,698 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
$70.5K $15.00/SF
− Vacancy
−$6.1K −$1.31/SF
EGI
$64.3K $13.70/SF
− OpEx
−$19.3K −$4.11/SF
NOI
$45.0K $9.59/SF
Area
Dane County, WI
Vacancy
8.70%
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%
$900,740
Cap Rate 7%
$643,386
Cap Rate 9%
$500,411
Alternative Uses
Best Use
Mixed Use
$815.4K
$713.5K – $951.4K
NOI $57,081 @ 7.0% cap · market cap 10.03%
Second Best
Retail
$643.4K
$563.0K – $750.6K
NOI $45,037 @ 7.0% cap · market cap 7.92%
Theoretical Best
Office A
$1.09M
$955.3K – $1.27M
NOI $76,420 @ 7.0% cap · market cap 13.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
601
Businesses Nearby
Explore this area
Business Placement
Demographics for 53589, WI
19,888
Population
9,014
Households
2.2
Avg Household Size
45
Median Age
40%
College-Educated
96%
High-School Grad
85.0 sq mi
ZIP Area
234
Density / Sq Mi
$93,509
Median Household Income
$52,809
Median Earnings
$1,150
Median Rent
$318,300
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 - Open commercial space pairs with a three-bedroom apartment in a two-level historic building.
Where is this mixed-use property located?
The property is located at 120-124 E Main St Stoughton, WI.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: 4,698‑square‑foot mixed‑use building at 120‑124 E Main St, Stoughton, WI 53589; 1882 construction with renovated upper‑level apartment and main commercial space; Open main‑level commercial area with 13‑foot ceilings
