Flex Space with Overhead
For Sale
$825,000
1200 Lake Street, Baraboo, WI 53913
COMMERCIAL - Baraboo, WI
Property Size8,000 SF
Lot Size1.25 Acres
Price / SF$103.13
Days on Market75
Property Features for 1200 Lake Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
I-3, In/Bu
Interior features
Overhead doors, Reception area, Inside storage
Lot features
Free standing
Directions
Hwy 12 to E on South Pkwy (Hwy 123), L on Gall, L on Lake St, to property on L
Subdivision
BARABOO - C
Standard status
Active
APN
206-1154-10100
Size
8,000 SF
Lot size
1.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7186
Building Details
Year built
1995
Number of units
1
Roof type
Composition
Additional Structures
Storage
Listing Agency:
Restaino & Associates
(608) 833-7777
Listed By:
Craig Endres · License #5637994
(608) 577-2245
Added: May 28
Changed: Aug 10
Last Checked: Aug 10 at 4:06PM
MLS# 1979171
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.
Built in 1995, this 8,000-square-foot flex property combines shop space with office areas on a 1.25-acre parcel. The building includes a reception area, interior storage, a precast second floor, and three overhead doors. A composition roof completes the existing improvements, and the property is currently leased.
The site is positioned within an industrial park along a truck route, providing access to major arteries. Zoning is identified as I-3, In/Bu, supporting the property’s industrial-oriented setting and flex-space configuration.
The site is positioned within an industrial park along a truck route, providing access to major arteries. Zoning is identified as I-3, In/Bu, supporting the property’s industrial-oriented setting and flex-space configuration.
Key Highlights
- 8,000‑square‑foot flex building on 1.25 acres
- Three overhead doors with shop and office areas
- Precast second floor, reception area, and inside storage
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
$45,944
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
5.57%
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%
$918,880
$918.9K
Cap Rate 7%
$656,343
$656.3K
Cap Rate 9%
$510,489
$510.5K
Market Conditions
NOI Build-Up for 8,000 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
$75.8K $9.48/SF
− Vacancy
−$5.2K −$0.64/SF
EGI
$70.7K $8.84/SF
− OpEx
−$24.7K −$3.09/SF
NOI
$45.9K $5.74/SF
Area
Sauk County, WI
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
35.00%
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%
$918,880
Cap Rate 7%
$656,343
Cap Rate 9%
$510,489
Alternative Uses
Best Use
Office B
$1.12M
$982.8K – $1.31M
NOI $78,624 @ 7.0% cap · market cap 9.53%
Second Best
Flex RnD
$656.3K
$574.3K – $765.7K
NOI $45,944 @ 7.0% cap · market cap 5.57%
Theoretical Best
Office A
$1.62M
$1.42M – $1.89M
NOI $113,357 @ 7.0% cap · market cap 13.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 53913, WI
21,046
Population
10,444
Households
2
Avg Household Size
41
Median Age
26%
College-Educated
94%
High-School Grad
138.9 sq mi
ZIP Area
152
Density / Sq Mi
$73,856
Median Household Income
$44,261
Median Earnings
$951
Median Rent
$214,500
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?
Flex space - Shop and office configuration with industrial zoning and access from a truck route.
Where is this flex space located?
The property is located at 1200 Lake Street Baraboo, WI.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 8,000‑square‑foot flex building on 1.25 acres; Three overhead doors with shop and office areas; Precast second floor, reception area, and inside storage
