Salon and Day Spa
For Sale
$750,000
1780 S KOELLER Street, Oshkosh, WI 54902
Commercial real estate is offered with established business assets, equipment, and inventory.
Property Size3,348 SF
Price / SF$224.01
Days on Market139
Property Features for 1780 S KOELLER Street
General Information
Standard status
Active
Size
3,348 SF
Property subtype
Business
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$7,891
Building Details
Building Size
3,348 SF
Year Built
2006
Listing Agency:
Keller Williams Fox Cities
Listed By:
Kim R. Batterman · License #91-937763
(920) 903-9031
Source:
C21ace
Added: May 5
Changed: Sep 19
Last Checked: Sep 19 at 10:27AM
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 Keller Williams Fox Cities
Investment Insights
Based on property information with market context.
This 3,348-square-foot salon and day spa property was built in 2006 and is offered with the business assets operating from the premises. The layout includes 15 stylist stations, areas for makeup, nail, and pedicure services, and six service rooms. Equipment and inventory are included with the real estate.
The property is located at 1780 S KOELLER Street in Oshkosh, Wisconsin, near a frontage road and shopping centers. The site provides access and on-site parking. The seller will provide at least 60 hours of training and transition support during the first six months.
The property is located at 1780 S KOELLER Street in Oshkosh, Wisconsin, near a frontage road and shopping centers. The site provides access and on-site parking. The seller will provide at least 60 hours of training and transition support during the first six months.
Key Highlights
- 3,348‑square‑foot salon and day spa property built in 2006
- 15 stylist stations with makeup, nail, and pedicure service areas
- Six service rooms within the salon and spa layout
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
$32,166
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
4.29%
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%
$643,320
$643.3K
Cap Rate 7%
$459,514
$459.5K
Cap Rate 9%
$357,400
$357.4K
Market Conditions
NOI Build-Up for 3,348 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
$50.2K $15.00/SF
− Vacancy
−$4.3K −$1.28/SF
EGI
$46.0K $13.73/SF
− OpEx
−$13.8K −$4.12/SF
NOI
$32.2K $9.61/SF
Area
Winnebago County, WI
Vacancy
8.50%
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%
$643,320
Cap Rate 7%
$459,514
Cap Rate 9%
$357,400
Alternative Uses
Best Use
Retail
$459.5K
$402.1K – $536.1K
NOI $32,166 @ 7.0% cap · market cap 4.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$722.6K
$632.3K – $843.1K
NOI $50,583 @ 7.0% cap · market cap 6.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
424
Businesses Nearby
391k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 37%
Shops & Services 26%
Groceries 16%
Apparel 11%
Pick 'n Save
Groceries
35,638 visits/mo
0.3 miles
McDonald's
Dining
35,411 visits/mo
0.4 miles
Culver's
Dining
31,650 visits/mo
0.3 miles
Aldi
Groceries
27,669 visits/mo
0.2 miles
Best Buy
Electronics
25,751 visits/mo
0.3 miles
Demographics for 54902, WI
22,309
Population
10,800
Households
2.1
Avg Household Size
40
Median Age
27%
College-Educated
94%
High-School Grad
35.0 sq mi
ZIP Area
637
Density / Sq Mi
$64,548
Median Household Income
$41,592
Median Earnings
$859
Median Rent
$163,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- NovaCare Prosthetics & Orthotics - Oshkosh — 1931 S Washburn St, Oshkosh, WI 54904
- Gauthier Chiropractic & Wellness Center — 1423 S Washburn St, Oshkosh, WI 54904
- Fox Valley Physical Therapy & Wellness Clinic — 909 S Washburn St, Oshkosh, WI 54904
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Commercial real estate is offered with established business assets, equipment, and inventory.
Where is this spa & wellness property located?
The property is located at 1780 S KOELLER Street Oshkosh, WI.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 3,348‑square‑foot salon and day spa property built in 2006; 15 stylist stations with makeup, nail, and pedicure service areas; Six service rooms within the salon and spa layout
