84-Unit Self Storage
New
For Sale
$2,500,000
1215 N Hickory Farm Ln, Grand Chute, WI 54914
Includes heated shop space, flex industrial area, and an income-producing cell tower.
Property Size36,000 SF
Price / SF$69.44
Days on Market7
Property Features for 1215 N Hickory Farm Ln
General Information
Standard status
Active
Size
36,000 SF
Additional Details
Highway Access
Yes
Self-Storage Units
84
Building Details
Year Built
1990
Listing Agency:
Acre Realty, Ltd.
(920) 840-1355
Listed By:
Josh P Jensema · License #9124118
Source:
Moving2greenbay
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 29 at 11:48AM
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 Acre Realty, Ltd.
Investment Insights
Based on property information with market context.
This 36,000 SF commercial property combines self-storage with flexible industrial functionality. The asset includes 84 storage units and 13,200 SF of flex industrial space configured as heated shop space. An income-producing cell tower adds another component to the property’s existing operations, while the long-term tenant base supports an established rental history.
The property is located at 1215 N Hickory Farm Ln in Grand Chute, Wisconsin, near I-41. Residential housing and retail uses surround the area, placing the facility within an established mixed commercial and residential setting. Built in 1990, the property offers a combination of storage, shop, and communications-related improvements in one commercial asset.
The property is located at 1215 N Hickory Farm Ln in Grand Chute, Wisconsin, near I-41. Residential housing and retail uses surround the area, placing the facility within an established mixed commercial and residential setting. Built in 1990, the property offers a combination of storage, shop, and communications-related improvements in one commercial asset.
Key Highlights
- 84 storage units
- 13,200 SF of flex industrial and heated shop space
- 36,000 SF commercial property
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
$206,747
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
8.27%
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%
$4,134,940
$4.1M
Cap Rate 7%
$2,953,529
$3.0M
Cap Rate 9%
$2,297,189
$2.3M
Market Conditions
NOI Build-Up for 36,000 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
$341.3K $9.48/SF
− Vacancy
−$23.2K −$0.64/SF
EGI
$318.1K $8.84/SF
− OpEx
−$111.3K −$3.09/SF
NOI
$206.7K $5.74/SF
Area
Outagamie 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%
$4,134,940
Cap Rate 7%
$2,953,529
Cap Rate 9%
$2,297,189
Alternative Uses
Best Use
Self Storage
$4.51M
$3.95M – $5.27M
NOI $316,008 @ 7.0% cap · market cap 12.64%
Second Best
Flex RnD
$2.95M
$2.58M – $3.45M
NOI $206,747 @ 7.0% cap · market cap 8.27%
Theoretical Best
Office A
$9.93M
$8.69M – $11.58M
NOI $694,801 @ 7.0% cap · market cap 27.79%
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
687
Businesses Nearby
Explore this area
Business Placement
Demographics for 54914, WI
31,082
Population
14,002
Households
2.2
Avg Household Size
38
Median Age
31%
College-Educated
93%
High-School Grad
19.2 sq mi
ZIP Area
1,619
Density / Sq Mi
$77,199
Median Household Income
$42,481
Median Earnings
$936
Median Rent
$210,200
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Includes heated shop space, flex industrial area, and an income-producing cell tower.
Where is this self storage facility located?
The property is located at 1215 N Hickory Farm Ln Grand Chute, WI.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 84 storage units; 13,200 SF of flex industrial and heated shop space; 36,000 SF commercial property
