Building Details

Year Built 2025

Listing Agency: Realty Executives Cooper Spransy

Listed By: Matt Winzenried Real Estate Team Show Phone

Source: Madisonareahomesforsale

Added: Nov 13, 2024 Changed: Sep 9 Last Checked: Sep 11 at 11:45AM

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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 Realty Executives Cooper Spransy

Investment Insights

Based on property information with market context.

The property features two new commercial buildings totaling 11,000 sqft on 2.41 acres. The Sands West building, with 5,500 sqft, is fully built out and leased to Golden Ferret Golf Sims for $72,000 annually. The Sands East building, also 5,500 sqft, can be divided into four 1,100 sqft units, each with private baths, framing, and finishes included in the purchase price. Located along a high-traffic state highway near KwikTrip, Sand Valley Golf Resort, Lake Arrowhead Golf, and two lakes, the property includes a large paved parking lot and a shared outdoor space. Infrastructure is in place for a future 3rd building. The Sands West building has a pro forma NOI of $126,700 with a 9.39% cap rate based on $171,000 projected annual rent, 5% vacancy, and 22% operating expenses. The buildings feature a modern design with large windows and flexible layouts.

Key Highlights

• High‑traffic location near Sand Valley Golf Resort, Lake Arrowhead Golf, and two lakes.
• Pro Forma NOI of $126,700 with a 9.39% Cap Rate.
• One building (Sands West) is fully built out and leased for $72,000 annually.

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

$78,563

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

5.82%

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%

$1,571,260 $1.6M

Cap Rate 7%

$1,122,329 $1.1M

Cap Rate 9%

$872,922 $872.9K

Market Conditions

NOI Build-Up for 11,000 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

$125.4K $11.40/SF

− Vacancy

−$13.2K −$1.20/SF

EGI

$112.2K $10.20/SF

− OpEx

−$33.7K −$3.06/SF

NOI

$78.6K $7.14/SF

Area

Wood County, WI

Vacancy

10.50%

Lease Rate

$11.40 /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%

$1,571,260

Cap Rate 7%

$1,122,329

Cap Rate 9%

$872,922

Alternative Uses

Best Use

Retail

$1.12M

$982.0K – $1.31M (±1% cap)

NOI $78,563 @ 7.0% cap · market cap 5.82%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$2.13M

$1.87M – $2.49M (±1% cap)

NOI $149,381 @ 7.0% cap · market cap 11.07%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Retail space

Suggested Use

Top Pick HVAC Service Electrical Service Big Box & Wholesale Store Furniture & Home Goods Bakery (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

78

Businesses Nearby

21k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Kwik Trip Shops & Services

17,571 visits/mo 0.3 miles

Dollar General Shops & Services

3,905 visits/mo 0.5 miles

Demographics for 54457, WI

8,478

Population

5,594

Households

1.5

Avg Household Size

53

Median Age

22%

College-Educated

90%

High-School Grad

139.8 sq mi

ZIP Area

61

Density / Sq Mi

$72,005

Median Household Income

$39,268

Median Earnings

$718

Median Rent

$169,500

Median Home Value

Market

Vacancy Rate% for Retail in Midwest region

8% 2020

7.3% 2021

6.5% 2022

6% 2023

5.7% 2024

6.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this retail space located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Retail space - Two commercial buildings totaling 11,000 sqft near Sand Valley Golf.

Where is this retail space located?

The property is located at 1144 County Road D Rome, WI.

What is the asking price?

The asking price for this property is $1,349,900.

What are key features of this property?

This property features: High‑traffic location near Sand Valley Golf Resort, Lake Arrowhead Golf, and two lakes.; Pro Forma NOI of $126,700 with a 9.39% Cap Rate.; One building (Sands West) is fully built out and leased for $72,000 annually.