Two-Storefront Mixed-Use
For Sale
$499,000
18 E Hudson Street, Mazomanie, WI 53560
Business/Comm, Mazomanie, WI
Property Size4,262 SF
Lot Size0.32 Acres
Price / SF$117.08
Days on Market36
Property Features for 18 E Hudson Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Lot features
Business district
Directions
Turn right onto Brodhead St, Turn right onto Hudson St, destination will be on the left.
Subdivision
MAZOMANIE - V
Standard status
Active
APN
0806-093-5716-1
Size
4,262 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4755
Amenities
basement storage
outdoor space
Building Details
Year built
1898
Number of units
4
Roof type
Membrane
Listing Agency:
Real Broker LLC
(855) 450-0442
Listed By:
Holly Lovell · License #87558-94
(563) 581-3113
Added: Jul 28
Changed: Aug 31
Last Checked: Sep 1 at 4:06PM
MLS# 2029009
Copyright © 2026 REALTORS® Association of South Central Wisconsin. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1898, this 4,262-square-foot mixed-use building combines two commercial storefronts with two residential apartments. The property includes basement storage, outdoor space, a membrane roof, and eight off-street parking spaces. Plumbing and electrical improvements were completed in 2021, and a liquor license may be included with the sale.
The property is located at 18 E Hudson Street in downtown Mazomanie, near Black Earth Creek. Its commercial zoning supports the existing blend of storefront and residential space, while the separate commercial and apartment components provide multiple occupancy options within one building.
The layout can accommodate an owner-user, an investor, or a business seeking commercial space alongside residential units, as supported by the existing configuration.
The property is located at 18 E Hudson Street in downtown Mazomanie, near Black Earth Creek. Its commercial zoning supports the existing blend of storefront and residential space, while the separate commercial and apartment components provide multiple occupancy options within one building.
The layout can accommodate an owner-user, an investor, or a business seeking commercial space alongside residential units, as supported by the existing configuration.
Key Highlights
- Two commercial storefronts and two residential apartments
- 4,262‑square‑foot mixed‑use building on 0.32 acres
- Eight off‑street parking spaces plus outdoor space
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
$40,858
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
8.19%
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%
$817,160
$817.2K
Cap Rate 7%
$583,686
$583.7K
Cap Rate 9%
$453,978
$454.0K
Market Conditions
NOI Build-Up for 4,262 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
$63.9K $15.00/SF
− Vacancy
−$5.6K −$1.31/SF
EGI
$58.4K $13.70/SF
− OpEx
−$17.5K −$4.11/SF
NOI
$40.9K $9.59/SF
Area
Dane County, WI
Vacancy
8.70%
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%
$817,160
Cap Rate 7%
$583,686
Cap Rate 9%
$453,978
Alternative Uses
Best Use
Mixed Use
$739.8K
$647.3K – $863.1K
NOI $51,783 @ 7.0% cap · market cap 10.38%
Second Best
Retail
$583.7K
$510.7K – $681.0K
NOI $40,858 @ 7.0% cap · market cap 8.19%
Theoretical Best
Office A
$990.4K
$866.6K – $1.16M
NOI $69,328 @ 7.0% cap · market cap 13.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
188
Businesses Nearby
Explore this area
Business Placement
Demographics for 53560, WI
3,714
Population
1,546
Households
2.4
Avg Household Size
45
Median Age
31%
College-Educated
97%
High-School Grad
60.1 sq mi
ZIP Area
62
Density / Sq Mi
$93,516
Median Household Income
$51,892
Median Earnings
$1,068
Median Rent
$328,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial-zoned building combines two storefronts with two residential apartments and flexible owner-user or investment potential.
Where is this mixed-use property located?
The property is located at 18 E Hudson Street Mazomanie, WI.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Two commercial storefronts and two residential apartments; 4,262‑square‑foot mixed‑use building on 0.32 acres; Eight off‑street parking spaces plus outdoor space
