Building Details

Year Built 1900

Buildings 1

Listing Agency: RE/MAX Results

Listed By: Patricia Evans · License #57230-90 Show Phone

Source: Viewhomesinwisconsin

Added: Aug 24 Changed: Sep 10 Last Checked: Sep 11 at 11:03AM

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Investment Insights

Based on property information with market context.

This 800-square-foot storefront occupies a commercial building constructed in 1900 and substantially restored with a blend of historic character and updated materials. The interior features bright walls, dark floors, original wainscoting, and windows that now provide abundant natural light. A restroom, closet, and full basement support the usable space, while both front and rear entrances improve access.

Located at 1535 Commercial St in historic downtown Bangor, the property has been used as a retail store and is also identified as suitable for professional space. Original elements include the front door and decorative details, preserving the building’s period character within the renovated interior.

Key Highlights

• 800 sq ft storefront in a 1900 commercial building
• Historic downtown Bangor location at 1535 Commercial St
• Full basement, restroom, and closet included

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

$8,047

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

3.74%

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%

$160,940 $160.9K

Cap Rate 7%

$114,957 $115.0K

Cap Rate 9%

$89,411 $89.4K

Market Conditions

NOI Build-Up for 800 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

$12.0K $15.00/SF

− Vacancy

−$504 −$0.63/SF

EGI

$11.5K $14.37/SF

− OpEx

−$3.4K −$4.31/SF

NOI

$8.0K $10.06/SF

Area

La Crosse County, WI

Vacancy

4.20%

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%

$160,940

Cap Rate 7%

$114,957

Cap Rate 9%

$89,411

Alternative Uses

Best Use

Retail

$115.0K

$100.6K – $134.1K (±1% cap)

NOI $8,047 @ 7.0% cap · market cap 3.74%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$175.0K

$153.1K – $204.1K (±1% cap)

NOI $12,247 @ 7.0% cap · market cap 5.70%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Storefront properties

Suggested Use

Top Pick Real Estate Agency Law Firm Storage Facility Plumbing Service Furniture & Home Goods Kitchen & Bath Showroom

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

112

Businesses Nearby

7k

Monthly Visits Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Groceries 100%

Hansen's IGA Bangor Groceries

6,892 visits/mo 0.3 miles

Demographics for 54614, WI

2,850

Population

1,151

Households

2.5

Avg Household Size

42

Median Age

25%

College-Educated

96%

High-School Grad

78.7 sq mi

ZIP Area

36

Density / Sq Mi

$81,302

Median Household Income

$46,250

Median Earnings

$898

Median Rent

$238,200

Median Home Value

Market

Vacancy Rate% for Retail in Midwest region

8% 2020

7.3% 2021

6.5% 2022

6% 2023

5.7% 2024

6.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this storefront properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Storefront property - Bright commercial space includes a restroom, closet, rear access, and full basement.

Where is this storefront property located?

The property is located at 1535 Commercial St Bangor, WI.

What is the asking price?

The asking price for this property is $215,000.

What are key features of this property?

This property features: 800 sq ft storefront in a 1900 commercial building; Historic downtown Bangor location at 1535 Commercial St; Full basement, restroom, and closet included