Turnkey Salon Retail
For Sale
$290,000
4-6562 Lake Rd, Windsor, WI 53598
Turnkey retail suite with patio and built-in salon stations, laundry, storage, and restroom.
Property Size1,200 SF
Price / SF$241.67
Days on Market758
Property Features for 4-6562 Lake Rd
General Information
Standard status
Active
Size
1,200 SF
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$1,589
Listing Agency:
RE/MAX Preferred
(608) 617-2727
Listed By:
Scott Schroeder · License #5913790
(608) 617-2727
Source:
Exprealty
Added: Jul 15, 2024
Changed: Aug 7
Last Checked: Aug 10 at 8:49AM
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 RE/MAX Preferred
Investment Insights
Based on property information with market context.
The Premier of Windsor, STE #4 offers an approximately 1,200-square-foot storefront/salon suite designed for immediate operations. The space is set up with six cutting chairs, three coloring stations, and a manicure station. Support conveniences include laundry facilities, storage, and a public restroom. The sale is presented as turnkey, with everything included to run the business, including inventory, equipment, and supplies. The seller is also willing to stay on after closing to assist with the transition.
The suite is located in the Lake Windsor Center Commercial Condominium Complex, with convenient access from all directions. Outdoor space is available through a back patio with views of wildlife and a large pond. The property will be placed back on the market once the new parking lot is completed and the large trees are removed. Condo fees are listed at $137 per month.
This unit is well suited for an operator looking to step into an established, ready-to-run salon setup. It may also work for a different type of business that can utilize a retail suite configuration, especially where a built-in support layout (including laundry, storage, and restroom access) and outdoor patio setting are useful. The included transition support provides added continuity for a buyer taking over operations.
The suite is located in the Lake Windsor Center Commercial Condominium Complex, with convenient access from all directions. Outdoor space is available through a back patio with views of wildlife and a large pond. The property will be placed back on the market once the new parking lot is completed and the large trees are removed. Condo fees are listed at $137 per month.
This unit is well suited for an operator looking to step into an established, ready-to-run salon setup. It may also work for a different type of business that can utilize a retail suite configuration, especially where a built-in support layout (including laundry, storage, and restroom access) and outdoor patio setting are useful. The included transition support provides added continuity for a buyer taking over operations.
Key Highlights
- Premier of Windsor, STE #4 hair salon available for purchase in Lake Windsor Center Commercial Condominium Complex
- Just over 1,200 SF retail suite with built‑in salon setup, including 6 cutting chairs, 3 coloring stations, and a manicure station
- Includes laundry facilities, storage, and a public restroom for day‑to‑day salon operations
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
$11,504
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
3.97%
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%
$230,080
$230.1K
Cap Rate 7%
$164,343
$164.3K
Cap Rate 9%
$127,822
$127.8K
Market Conditions
NOI Build-Up for 1,200 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
$18.0K $15.00/SF
− Vacancy
−$1.6K −$1.31/SF
EGI
$16.4K $13.70/SF
− OpEx
−$4.9K −$4.11/SF
NOI
$11.5K $9.59/SF
Area
Dane County, WI
Vacancy
8.70%
Lease Rate
$15.00 /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%
$230,080
Cap Rate 7%
$164,343
Cap Rate 9%
$127,822
Alternative Uses
Best Use
Retail
$164.3K
$143.8K – $191.7K
NOI $11,504 @ 7.0% cap · market cap 3.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$278.9K
$244.0K – $325.3K
NOI $19,520 @ 7.0% cap · market cap 6.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
83k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 69%
Shops & Services 24%
Hotels & Casinos 7%
McDonald's
Dining
46,624 visits/mo
0.3 miles
Speedway
Shops & Services
10,470 visits/mo
0.1 miles
Exxon
Shops & Services
8,599 visits/mo
0.1 miles
A&W Restaurant
Dining
6,703 visits/mo
0.1 miles
Super 8 Motel
Hotels & Casinos
5,018 visits/mo
0.2 miles
Demographics for 53598, WI
4,033
Population
1,666
Households
2.4
Avg Household Size
35
Median Age
33%
College-Educated
92%
High-School Grad
3.1 sq mi
ZIP Area
1,301
Density / Sq Mi
$100,119
Median Household Income
$60,136
Median Earnings
$1,470
Median Rent
$373,300
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Turnkey retail suite with patio and built-in salon stations, laundry, storage, and restroom.
Where is this storefront property located?
The property is located at 4-6562 Lake Rd Windsor, WI.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: Premier of Windsor, STE #4 hair salon available for purchase in Lake Windsor Center Commercial Condominium Complex; Just over 1,200 SF retail suite with built‑in salon setup, including 6 cutting chairs, 3 coloring stations, and a manicure station; Includes laundry facilities, storage, and a public restroom for day‑to‑day salon operations
