Flexible Office
New
For Sale
$269,000
1228 E Main Street, Reedsburg, WI 53959
Business/Comm, Reedsburg, WI
Property Size2,352 SF
Lot Size0.18 Acres
Price / SF$114.37
Days on Market1
Property Features for 1228 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Lot features
Near Major Highway, High Traffic Location, High Visibility
Directions
On Reedsburg's Eastside.
Subdivision
REEDSBURG - C
Standard status
Active
APN
276-1759-00000
Size
2,352 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3472
Building Details
Year built
1985
Number of units
2
Roof type
Composition
Listing Agency:
Gavin Brothers Auctioneers LLC
(608) 524-6416
Listed By:
Matthew Gavin · License #5718490
(608) 963-8249
Added: Aug 22
Last Checked: Aug 22 at 10:06PM
MLS# 2028942
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 office building at 1228 E Main Street provides 2352 square feet of commercial space on a 0.18-acre parcel. The layout can serve one business or be arranged as distinct upper and lower commercial suites, providing flexibility for an owner-user or multiple occupants. The property was built in 1985 and has a composition roof.
Positioned on the east side of Reedsburg along Main Street, the building has a visible street presence and exposure to daily traffic. Commercial zoning supports its existing office use and the available suite configuration. The property is located in Reedsburg, Sauk County, Wisconsin, within ZIP Code 53959.
Positioned on the east side of Reedsburg along Main Street, the building has a visible street presence and exposure to daily traffic. Commercial zoning supports its existing office use and the available suite configuration. The property is located in Reedsburg, Sauk County, Wisconsin, within ZIP Code 53959.
Key Highlights
- 2352 square feet of office space
- 0.18‑acre commercial parcel
- Flexible layout for one business or separate upper and lower suites
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
$23,115
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
8.59%
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%
$462,300
$462.3K
Cap Rate 7%
$330,214
$330.2K
Cap Rate 9%
$256,833
$256.8K
Market Conditions
NOI Build-Up for 2,352 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
$39.5K $16.80/SF
− Vacancy
−$8.7K −$3.70/SF
EGI
$30.8K $13.10/SF
− OpEx
−$7.7K −$3.28/SF
NOI
$23.1K $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%
$462,300
Cap Rate 7%
$330,214
Cap Rate 9%
$256,833
Alternative Uses
Best Use
Office B
$330.2K
$288.9K – $385.3K
NOI $23,115 @ 7.0% cap · market cap 8.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$476.1K
$416.6K – $555.5K
NOI $33,327 @ 7.0% cap · market cap 12.39%
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
273
Businesses Nearby
Explore this area
Business Placement
Demographics for 53959, WI
14,298
Population
5,930
Households
2.4
Avg Household Size
41
Median Age
25%
College-Educated
94%
High-School Grad
111.6 sq mi
ZIP Area
128
Density / Sq Mi
$76,313
Median Household Income
$41,886
Median Earnings
$954
Median Rent
$240,500
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?
Office building - Commercially zoned office property with a layout that can function as one business or two separate suites.
Where is this office building located?
The property is located at 1228 E Main Street Reedsburg, WI.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: 2352 square feet of office space; 0.18‑acre commercial parcel; Flexible layout for one business or separate upper and lower suites
