Two-Story Mixed-Use
For Sale
Contact for pricing
Pending
415 S Farwell Street, Eau Claire, WI 54701
Ground-floor commercial space is paired with a two-bedroom apartment above.
Property Size2,925 SF
Days on Market919
Property Features for 415 S Farwell Street
General Information
Standard status
Pending
Size
2,925 SF
Property subtype
Land
Building Details
Buildings
1
Stories
2
Listing Agency:
Coldwell Banker Brenizer, Realtors Eau Claire
Listed By:
Zina Obaid · License #WI
Source:
Crexi
Added: Feb 22, 2024
Changed: Aug 29
Last Checked: Aug 29 at 1:21PM
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 Coldwell Banker Brenizer, Realtors Eau Claire
Investment Insights
Based on property information with market context.
This two-story mixed-use property combines commercial space on the ground floor with a two-bedroom apartment on the upper level. The lower level has accommodated a martial arts academy and is described as adaptable for studio, fitness, or storefront use. The upstairs residence adds a separate living component within the building.
Located at 415 S Farwell Street in downtown Eau Claire, the property sits directly across from the new transit station. Its placement on Farwell Street provides proximity to public transportation and the surrounding downtown setting. The combination of commercial and residential components supports multiple occupancy configurations while keeping both uses within one building.
Located at 415 S Farwell Street in downtown Eau Claire, the property sits directly across from the new transit station. Its placement on Farwell Street provides proximity to public transportation and the surrounding downtown setting. The combination of commercial and residential components supports multiple occupancy configurations while keeping both uses within one building.
Key Highlights
- Two‑story mixed‑use building with commercial and residential components
- Ground‑level space has accommodated a martial arts academy
- Upper level includes a two‑bedroom apartment
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
$27,718
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
7.39%
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%
$554,360
$554.4K
Cap Rate 7%
$395,971
$396.0K
Cap Rate 9%
$307,978
$308.0K
Market Conditions
NOI Build-Up for 2,925 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
$43.9K $15.00/SF
− Vacancy
−$4.3K −$1.46/SF
EGI
$39.6K $13.54/SF
− OpEx
−$11.9K −$4.06/SF
NOI
$27.7K $9.48/SF
Area
Eau Claire County, WI
Vacancy
9.75%
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%
$554,360
Cap Rate 7%
$395,971
Cap Rate 9%
$307,978
Alternative Uses
Best Use
Office B
$582.2K
$509.4K – $679.2K
NOI $40,751 @ 7.0% cap · market cap 10.87%
Second Best
Mixed Use
$519.0K
$454.1K – $605.5K
NOI $36,329 @ 7.0% cap · market cap 9.69%
Theoretical Best
Industrial
$3.30M
$2.89M – $3.85M
NOI $231,081 @ 7.0% cap · market cap 61.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,382
Businesses Nearby
Explore this area
Business Placement
Demographics for 54701, WI
41,346
Population
17,932
Households
2.3
Avg Household Size
35
Median Age
42%
College-Educated
98%
High-School Grad
86.0 sq mi
ZIP Area
481
Density / Sq Mi
$71,406
Median Household Income
$37,658
Median Earnings
$963
Median Rent
$265,000
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?
Mixed-use property - Ground-floor commercial space is paired with a two-bedroom apartment above.
Where is this mixed-use property located?
The property is located at 415 S Farwell Street Eau Claire, WI.
What is the asking price?
The asking price for this property is $374,900.
What are key features of this property?
This property features: Two‑story mixed‑use building with commercial and residential components; Ground‑level space has accommodated a martial arts academy; Upper level includes a two‑bedroom apartment
