Prime Commercial Land
For Sale
Contact for pricing
Pending
1540 Pueblo Dr, Rhinelander, WI 54501
11.3 acres of commercial land ideal for development.
Property Size10,800 SF
Lot Size11.30 Acres
Days on Market430
Property Features for 1540 Pueblo Dr
General Information
Standard status
Pending
Size
10,800 SF
Class
B
Lot size
11.30 Acres
Property subtype
Hospitality, Land, Mixed Use, Multifamily
Zoning
Commercial
Investment Type
Redevelopment
Building Details
Buildings
1
Stories
1
Listing Agency:
Pine Point Realty
(715) 499-3111
Listed By:
Kathy Dolch · License #WI
Source:
Crexi
Added: Jun 9, 2025
Changed: Aug 12
Last Checked: Aug 12 at 11:00AM
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 Pine Point Realty
Investment Insights
Based on property information with market context.
This 11.3-acre property, located within city limits, is zoned for commercial use and presents a development opportunity. All utilities, including city sewer and water, are available. The site is suitable for apartments, houses, or a hotel, given the housing shortage and interest rates. The property includes a 10,800 sq ft banquet facility, a 900 sq ft storage building, two softball fields, four volleyball courts, and two horseshoe pits. It is located minutes from schools, shopping, the Hodag Dome, a hospital and medical facilities, and dining options. The location may qualify as a TIF district with the city.
Key Highlights
- 11.3 acres within city limits zoned for Commercial use
- All utilities available, including City Sewer and Water
- Ideal for apartments, houses, or hotel due to housing shortage and low interest rates
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
$79,607
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
4.98%
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%
$1,592,140
$1.6M
Cap Rate 7%
$1,137,243
$1.1M
Cap Rate 9%
$884,522
$884.5K
Market Conditions
NOI Build-Up for 10,800 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
$140.0K $12.96/SF
− Vacancy
−$12.6K −$1.17/SF
EGI
$127.4K $11.79/SF
− OpEx
−$47.8K −$4.42/SF
NOI
$79.6K $7.37/SF
Area
Oneida County, WI
Vacancy
9.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
37.50%
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%
$1,592,140
Cap Rate 7%
$1,137,243
Cap Rate 9%
$884,522
Alternative Uses
Best Use
Mixed Use
$1.14M
$995.1K – $1.33M
NOI $79,607 @ 7.0% cap · market cap 4.98%
Second Best
—
—
no second resolved use
Theoretical Best
Industrial
$5.05M
$4.42M – $5.90M
NOI $353,843 @ 7.0% cap · market cap 22.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
Explore this area
Business Placement
Demographics for 54501, WI
20,591
Population
12,754
Households
1.6
Avg Household Size
48
Median Age
26%
College-Educated
96%
High-School Grad
366.3 sq mi
ZIP Area
56
Density / Sq Mi
$68,602
Median Household Income
$37,578
Median Earnings
$831
Median Rent
$194,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - 11.3 acres of commercial land ideal for development.
Where is this commercial land located?
The property is located at 1540 Pueblo Dr Rhinelander, WI.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 11.3 acres within city limits zoned for Commercial use; All utilities available, including City Sewer and Water; Ideal for apartments, houses, or hotel due to housing shortage and low interest rates
