Main Street Office
For Sale
$269,000
1228 E Main Street, Reedsburg, WI 53959
COMMERCIAL - Reedsburg, WI
Property Size2,352 SF
Lot Size0.18 Acres
Price / SF$114.37
Days on Market13
Property Features for 1228 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Lot features
High Traffic Location, High Visibility, Near Major Highway
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 #57184-90
(608) 963-8249
Added: Jul 29
Changed: Aug 10
Last Checked: Aug 10 at 5:06PM
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 2,352-square-foot office building, constructed in 1985, offers a flexible commercial layout within a 0.18-acre parcel. The interior can function as a single business location or be arranged as separate upper and lower suites. A composition roof is in place, and the property carries Commercial zoning.
Located at 1228 E Main Street on the east side of Reedsburg, the building benefits from a visible Main Street position. Its configuration supports both owner-user occupancy and separate suite use, subject to applicable requirements.
Located at 1228 E Main Street on the east side of Reedsburg, the building benefits from a visible Main Street position. Its configuration supports both owner-user occupancy and separate suite use, subject to applicable requirements.
Key Highlights
- 2,352‑square‑foot office building on a 0.18‑acre parcel
- Flexible interior layout for one business or separate upper and lower suites
- Commercial zoning
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
Location Intelligence
Trade Area within ½ mile
285
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Commercial zoning and a layout that can support one occupant or two 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: 2,352‑square‑foot office building on a 0.18‑acre parcel; Flexible interior layout for one business or separate upper and lower suites; Commercial zoning
