Country Inn & Suites
New
For Sale
$5,750,000
121 Merwin Way Fond Du, Fond du Lac, WI 54937
Branded lodging property with indoor recreation, guest services, and convenient Interstate 41 access.
Property Size44,023 SF
Days on Market5
Property Features for 121 Merwin Way Fond Du
General Information
Standard status
Active
Size
44,023 SF
Property subtype
Hotel
Additional Details
Highway Access
Yes
Amenities
indoor pool
hot tub
fitness center
complimentary breakfast
business center
meeting space
fireplace lobby
library
snack bar/deli
24-hour front desk
express check-in/out
Building Details
Building Size
44,023 SF
Year Built
2002
Listing Agency:
SVN | Northco Real Estate Services
(952) 820-1634
Listed By:
Edward Rupp · License #40514585
(952) 820-1634
Source:
Thebrokerlist
Added: Aug 20
Changed: Aug 24
Last Checked: Aug 23 at 3:54AM
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 SVN | Northco Real Estate Services
Investment Insights
Based on property information with market context.
The Country Inn & Suites Fond du Lac is a 65-room hotel with 24 suites, an indoor pool, hot tub, fitness center, business center, meeting space, and guest common areas. The property also includes a fireplace lobby, library, complimentary breakfast program, snack bar/deli, 24-hour front desk, express check-in and check-out, and free parking. Opened in 2002, it operates under the Country Inn & Suites affiliation within Choice Hotels in the Americas, with access to the brand’s reservation platform and loyalty program.
Located at 121 Merwin Way in Fond du Lac, Wisconsin, the hotel offers access from Interstate 41 and is positioned near golf courses, hiking, and biking trails. These surrounding recreational amenities support both lodging and leisure use. The property is zoned C-2.
Located at 121 Merwin Way in Fond du Lac, Wisconsin, the hotel offers access from Interstate 41 and is positioned near golf courses, hiking, and biking trails. These surrounding recreational amenities support both lodging and leisure use. The property is zoned C-2.
Key Highlights
- 65‑room hotel with 24 suites
- Country Inn & Suites affiliation within Choice Hotels in the Americas
- Indoor pool, hot tub, and fitness center
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
$282,297
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
4.91%
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%
$5,645,940
$5.6M
Cap Rate 7%
$4,032,814
$4.0M
Cap Rate 9%
$3,136,633
$3.1M
Market Conditions
NOI Build-Up for 44,023 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
$660.3K $15.00/SF
− Vacancy
−$66.0K −$1.50/SF
EGI
$594.3K $13.50/SF
− OpEx
−$312.0K −$7.09/SF
NOI
$282.3K $6.41/SF
Area
Fond du Lac County, WI
Vacancy
10.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$5,645,940
Cap Rate 7%
$4,032,814
Cap Rate 9%
$3,136,633
Alternative Uses
Best Use
Hotel Hospitality
$4.03M
$3.53M – $4.70M
NOI $282,297 @ 7.0% cap · market cap 4.91%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$42.42M
$37.12M – $49.49M
NOI $2,969,440 @ 7.0% cap · market cap 51.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
Explore this area
Business Placement
Demographics for 54937, WI
21,333
Population
9,473
Households
2.3
Avg Household Size
43
Median Age
25%
College-Educated
93%
High-School Grad
120.1 sq mi
ZIP Area
178
Density / Sq Mi
$79,212
Median Household Income
$48,213
Median Earnings
$1,097
Median Rent
$262,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Branded lodging property with indoor recreation, guest services, and convenient Interstate 41 access.
Where is this hotel located?
The property is located at 121 Merwin Way Fond Du Fond du Lac, WI.
What is the asking price?
The asking price for this property is $5,750,000.
What are key features of this property?
This property features: 65‑room hotel with 24 suites; Country Inn & Suites affiliation within Choice Hotels in the Americas; Indoor pool, hot tub, and fitness center
