Flex Space With Overhead
New
For Sale
$925,000
1200 Lake Street, Baraboo, WI 53913
COMMERCIAL - Baraboo, WI
Property Size8,000 SF
Lot Size2.25 Acres
Price / SF$115.63
Days on Market1
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
2.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8705
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: Aug 12
Last Checked: Aug 12 at 6:06PM
MLS# 1956142
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 8,000-square-foot flex property combines a shop with office space on approximately 2.25 acres. The building includes a reception area, interior storage, three overhead doors, and a precast second floor. Built in 1995, the structure has a composition roof and is currently leased.
The property is positioned within an industrial park on a truck route in Baraboo, Wisconsin, with access to major arteries. The site includes two lots: the 1.25-acre building parcel and an additional 1-acre lot. Zoning is identified as I-3, In/Bu, and the second lot provides room for additional buildings, subject to applicable approvals.
The property is positioned within an industrial park on a truck route in Baraboo, Wisconsin, with access to major arteries. The site includes two lots: the 1.25-acre building parcel and an additional 1-acre lot. Zoning is identified as I-3, In/Bu, and the second lot provides room for additional buildings, subject to applicable approvals.
Key Highlights
- 8,000 square feet of flex space on approximately 2.25 acres
- Shop with office space, reception area, and interior storage
- Three overhead doors and a precast second floor
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
$78,624
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
8.50%
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%
$1,572,480
$1.6M
Cap Rate 7%
$1,123,200
$1.1M
Cap Rate 9%
$873,600
$873.6K
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
$134.4K $16.80/SF
− Vacancy
−$29.6K −$3.70/SF
EGI
$104.8K $13.10/SF
− OpEx
−$26.2K −$3.28/SF
NOI
$78.6K $9.83/SF
Area
Sauk County, WI
Vacancy
22.00%
Lease Rate
$16.80 /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%
$1,572,480
Cap Rate 7%
$1,123,200
Cap Rate 9%
$873,600
Alternative Uses
Best Use
Office B
$1.12M
$982.8K – $1.31M
NOI $78,624 @ 7.0% cap · market cap 8.50%
Second Best
Flex RnD
$656.3K
$574.3K – $765.7K
NOI $45,944 @ 7.0% cap · market cap 4.97%
Theoretical Best
Office A
$1.62M
$1.42M – $1.89M
NOI $113,357 @ 7.0% cap · market cap 12.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
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
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial park property combines shop space, offices, storage, and truck-route access for commercial operations.
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 $925,000.
What are key features of this property?
This property features: 8,000 square feet of flex space on approximately 2.25 acres; Shop with office space, reception area, and interior storage; Three overhead doors and a precast second floor
