Building Details

Year built 1985

Number of units 2

Roof type Composition

Listing Agency: Gavin Brothers Auctioneers LLC g***@mwt.net Show Phone

Listed By: Matthew Gavin · License #5718490 Show Phone

Added: Aug 27 Changed: Oct 16 Last Checked: Oct 17 at 11:06PM

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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.

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Investment Insights

Based on property information with market context.

This 2,352-square-foot office building in Reedsburg was constructed in 1985 and has a composition roof. The interior layout can function as one commercial workplace or be arranged as separate upper and lower suites, giving the property flexibility for different occupancy configurations.

The property occupies 0.18 acres at 1228 E Main Street on the east side of Reedsburg. Its Main Street position provides prominent exposure and access to daily traffic activity. Commercial zoning supports its office classification and provides a clear framework for continued commercial use.

Key Highlights

• 2,352‑square‑foot office building constructed in 1985
• Flexible layout for one business or separate upper and lower suites
• Commercial zoning

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$23,115

Cap Rate

8.59%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$462,300 $462.3K

Cap Rate 7%

$330,214 $330.2K

Cap Rate 9%

$256,833 $256.8K

Is this asking price fair?

Market Conditions

NOI Build-Up for 2,352 SF

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 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 (±1% cap)

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 (±1% cap)

NOI $33,327 @ 7.0% cap · market cap 12.39%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Edward Jones - Financial ... Financial Advisor Blakeslee Land Surveying Land Surveyor Merrill Lynch Wealth ... Financial Advisor

Suggested Use

Top Pick Dental Office Law Firm Real Estate Agency Bakery Furniture & Home Goods Cafe & Coffee Shop

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

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

13.7% 2019

15.6% 2020

17.1% 2021

18.9% 2022

21% 2023

22% 2024

21.3% 2025

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Frequently Asked Questions

What type of property is this?

Office building - Commercially zoned office property with adaptable upper and lower suite configuration on Main Street.

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: 2,352‑square‑foot office building constructed in 1985; Flexible layout for one business or separate upper and lower suites; Commercial zoning