Building Details

Year Built 2005

Listing Agency: Berkshire Hathaway HomeServices True Realty B**@dedicatedagents4you.com Show Phone

Listed By: Bre Denu · License #98233-94 Show Phone

Source: Compass

Added: Mar 19 Changed: Aug 30 Last Checked: Aug 30 at 3:40AM

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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 Berkshire Hathaway HomeServices True Realty

Investment Insights

Based on property information with market context.

This residential income property at 1708 Bates Street offers 1,861 square feet of finished living area in a 2005-built residence. The main level includes an open living and dining arrangement, kitchen, primary suite, laundry and mudroom, while the lower level adds two bedrooms, a full bathroom, and a recreation room. A fourth bedroom and third full bathroom are also part of the home’s configuration.

The property includes a two-car attached garage, private entry, and rear deck overlooking the yard. Interior features include forced-air heat, central air, a walk-in closet, water softener, refrigerator, microwave, oven/range, dishwasher, washer, and dryer. The property is identified with Res zoning and is located in Sauk City within the Sauk Prairie community.

Key Highlights

• 1,861 SF of finished living space in a 2005‑built residence
• Four bedrooms and three full bathrooms
• Partially finished lower level with two bedrooms, full bath, and recreation room

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

$15,402

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

4.34%

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%

$308,040 $308.0K

Cap Rate 7%

$220,029 $220.0K

Cap Rate 9%

$171,133 $171.1K

Market Conditions

NOI Build-Up for 1,861 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

$29.5K $15.84/SF

− Vacancy

−$1.5K −$0.79/SF

EGI

$28.0K $15.05/SF

− OpEx

−$12.6K −$6.77/SF

NOI

$15.4K $8.28/SF

Area

Sauk County, WI

Vacancy

5.00%

Lease Rate

$15.84 /SF/Yr

Expense Ratio

45.00%

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%

$308,040

Cap Rate 7%

$220,029

Cap Rate 9%

$171,133

Alternative Uses

Best Use

Apartment 5plus

$220.0K

$192.5K – $256.7K (±1% cap)

NOI $15,402 @ 7.0% cap · market cap 4.34%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$376.7K

$329.6K – $439.5K (±1% cap)

NOI $26,370 @ 7.0% cap · market cap 7.43%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Residential income properties

Suggested Use

Top Pick Dental Office Parking Lot & Garage Grocery & Convenience Store Bakery HVAC Service (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Residential units

Location Intelligence

Trade Area within ½ mile

193

Businesses Nearby

Explore this area Business Placement

Demographics for 53583, WI

5,787

Population

2,525

Households

2.3

Avg Household Size

44

Median Age

27%

College-Educated

95%

High-School Grad

74.6 sq mi

ZIP Area

78

Density / Sq Mi

$92,792

Median Household Income

$51,793

Median Earnings

$1,078

Median Rent

$305,200

Median Home Value

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Residential income property - Open-concept residence with a finished lower level, attached garage, deck, and main-level primary suite.

Where is this residential income property located?

The property is located at 1708 Bates Street Sauk City, WI.

What is the asking price?

The asking price for this property is $355,000.

What are key features of this property?

This property features: 1,861 SF of finished living space in a 2005‑built residence; Four bedrooms and three full bathrooms; Partially finished lower level with two bedrooms, full bath, and recreation room