Listing Agency: TOP CHOICE REALTY LLC

Listed By: DEBRA KLUCK-OKSIUTA · License #45258-90 Show Phone

Source: Exprealty

Added: Apr 24 Changed: Sep 17 Last Checked: Sep 19 at 10:20AM

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Investment Insights

Based on property information with market context.

This commercial property includes 10 storage units on one side, with the other side finished for flexible use such as retail or office. The layout also provides two half baths, and the building features two large back garage doors along with a side service door. Front improvements include two new display windows and two smaller windows, and some newer lighting and electrical have been added. A large heavy-duty entry door remains to be installed, which the seller indicates will complete the primary access point.

Located in downtown Rosholt, the building is suited for owners or operators looking for a street-facing commercial setup with functional back-of-house access. The front glazing improvements help create a retail or service storefront appearance, while the garage-style openings support loading, deliveries, or tenant-friendly storage operations.

With storage unit capacity paired with adaptable interior finishing, the property can serve as a live-work style business configuration or an owner-occupied commercial space with revenue from storage. The combination of serviceable entry options, updated building systems, and the ability to position the front portion as a retail or office use makes it a practical fit for buyers seeking a versatile downtown asset.

Key Highlights

• Commercial mixed‑use building in downtown Rosholt with 10 storage units and an office/retail‑ready side
• Over 3,200 sq ft of total space with two half baths
• Multiple access doors including two large back garage doors and one side service door

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

$10,689

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

6.68%

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%

$213,780 $213.8K

Cap Rate 7%

$152,700 $152.7K

Cap Rate 9%

$118,767 $118.8K

Market Conditions

NOI Build-Up for 3,224 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

$13.3K $4.11/SF

− Vacancy

−$676 −$0.21/SF

EGI

$12.6K $3.90/SF

− OpEx

−$1.9K −$0.59/SF

NOI

$10.7K $3.32/SF

Area

Portage County, WI

Vacancy

5.10%

Lease Rate

$4.11 /SF/Yr

Expense Ratio

15.00%

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%

$213,780

Cap Rate 7%

$152,700

Cap Rate 9%

$118,767

Alternative Uses

Best Use

Self Storage

$441.0K

$385.9K – $514.6K (±1% cap)

NOI $30,873 @ 7.0% cap · market cap 19.31%

Second Best

Warehouse

$152.7K

$133.6K – $178.2K (±1% cap)

NOI $10,689 @ 7.0% cap · market cap 6.68%

Theoretical Best

Specialty Retail

$627.4K

$549.0K – $732.0K (±1% cap)

NOI $43,920 @ 7.0% cap · market cap 27.47%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Self storage facilities

Suggested Use

Top Pick Building Supply Real Estate Agency Tanning Salon Pet Grooming Service Big Box & Wholesale Store Storage Facility

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

2

Drive-in doors

Location Intelligence

Trade Area within ½ mile

74

Businesses Nearby

Explore this area Business Placement

Demographics for 54473, WI

2,582

Population

1,203

Households

2.1

Avg Household Size

47

Median Age

19%

College-Educated

94%

High-School Grad

84.4 sq mi

ZIP Area

31

Density / Sq Mi

$77,981

Median Household Income

$44,848

Median Earnings

$772

Median Rent

$229,400

Median Home Value

Market

Vacancy Rate% for Industrial in Midwest region

4.4% 2019

4.9% 2020

3.6% 2021

3.1% 2022

4.6% 2023

5% 2024

4.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this self storage facilities 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?

Self storage facility - Mixed-use building in downtown Rosholt with storage units, office/retail-ready space, and multiple back and side doors.

Where is this self storage facility located?

The property is located at 177 N Main St Rosholt, WI.

What is the asking price?

The asking price for this property is $159,900.

What are key features of this property?

This property features: Commercial mixed‑use building in downtown Rosholt with 10 storage units and an office/retail‑ready side; Over 3,200 sq ft of total space with two half baths; Multiple access doors including two large back garage doors and one side service door