Manufacturing Buildings with Bridge
For Sale
$2,978,860
2810 N ROEMER ROAD, Appleton, WI 54911
Two industrial buildings offer dock access, drive-in loading, substantial power, and dedicated office space.
Property Size31,690 SF
Price / SF$94
Days on Market613
Property Features for 2810 N ROEMER ROAD
General Information
Standard status
Active
Size
31,690 SF
Property subtype
General Commercial
Warehouse & Industrial
Clear Height
16 ft
Office Build-Out
3,500 SF
Dock-High Doors
2
Drive-In Doors
4
Power
800 amps
Voltage
480 V
Three-Phase Power
Yes
Sprinkler System
Yes
Amenities
Central Air
3
Metal
Commercial,Industrial
Parking Garage.
Building Details
Year Built
1979
Buildings
2
Listing Agency:
NAI PFEFFERLE
(715) 218-2900
Listed By:
ANTHONY MORICE
(715) 218-2900
Source:
Xome
Added: Dec 24, 2024
Changed: Aug 28
Last Checked: Aug 29 at 7:01AM
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 NAI PFEFFERLE
Investment Insights
Based on property information with market context.
The property includes two manufacturing buildings with approximately 3,500 SF of office space, two loading docks, and four drive-in doors. Industrial infrastructure includes bridge cranes, six 1-ton jib cranes, 800 AMP/480V 3 Phase Power, 16’ clear height, air lines throughout, and a 25 HP compressor. The main building is fully sprinkled, and the site includes a new concrete parking lot.
Located in Appleton’s Northeast Business Park, the property carries Commercial,Industrial zoning and was built in 1979. Room for building expansion provides additional flexibility for future improvements or operational requirements.
Located in Appleton’s Northeast Business Park, the property carries Commercial,Industrial zoning and was built in 1979. Room for building expansion provides additional flexibility for future improvements or operational requirements.
Key Highlights
- Two manufacturing buildings in Appleton’s Northeast Business Park
- Two loading docks and 4 drive‑in doors
- 800 AMP/480V 3 Phase Power
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
$127,300
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
4.27%
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%
$2,546,000
$2.5M
Cap Rate 7%
$1,818,571
$1.8M
Cap Rate 9%
$1,414,444
$1.4M
Market Conditions
NOI Build-Up for 31,690 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
$187.3K $5.91/SF
− Vacancy
−$5.4K −$0.17/SF
EGI
$181.9K $5.74/SF
− OpEx
−$54.6K −$1.72/SF
NOI
$127.3K $4.02/SF
Area
Outagamie County, WI
Vacancy
2.90%
Lease Rate
$5.91 /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%
$2,546,000
Cap Rate 7%
$1,818,571
Cap Rate 9%
$1,414,444
Alternative Uses
Best Use
Industrial
$1.82M
$1.59M – $2.12M
NOI $127,300 @ 7.0% cap · market cap 4.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.74M
$7.65M – $10.19M
NOI $611,618 @ 7.0% cap · market cap 20.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
2
Dock-high doors
4
Drive-in doors
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
773
Businesses Nearby
Explore this area
Business Placement
Demographics for 54911, WI
26,964
Population
11,171
Households
2.4
Avg Household Size
37
Median Age
35%
College-Educated
94%
High-School Grad
8.4 sq mi
ZIP Area
3,210
Density / Sq Mi
$66,747
Median Household Income
$38,591
Median Earnings
$1,010
Median Rent
$199,100
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Two industrial buildings offer dock access, drive-in loading, substantial power, and dedicated office space.
Where is this manufacturing property located?
The property is located at 2810 N ROEMER ROAD Appleton, WI.
What is the asking price?
The asking price for this property is $2,978,860.
What are key features of this property?
This property features: Two manufacturing buildings in Appleton’s Northeast Business Park; Two loading docks and 4 drive‑in doors; 800 AMP/480V 3 Phase Power
