Versatile Oregon Property with
For Sale
Contact for pricing
Pending
1903 County Highway MM, Oregon, WI 53575
3.424 acres with main house, carriage house, and outbuilding.
Property Size3,756 SF
Lot Size3.42 Acres
Days on Market102
Property Features for 1903 County Highway MM
General Information
Standard status
Pending
Size
3,756 SF
Total Parking Spaces
38
Lot size
3.42 Acres
Property subtype
Multifamily
Zoning
B-H HwyBus
Building Details
Year Built
2001
Units
3
Listing Agency:
RE/MAX Preferred
Listed By:
Tim Krueger · License #58205-90
Source:
Crexi
Added: May 20
Changed: Aug 8
Last Checked: Jul 24 at 7:37AM
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 RE/MAX Preferred
Investment Insights
Based on property information with market context.
This property, situated near Madison and within the Oregon school district, spans 3.424 acres and offers a range of possibilities for commercial, investment, or residential use. The zoning is 'B-H Highway Business', allowing for a multitude of uses. The main house, constructed in 2001, features 3,292 square feet with 2 bedrooms (both suites) and 3.5 bathrooms. The design incorporates a Northwoods lodge aesthetic, highlighted by soaring cathedral ceilings in the great room. The layout supports single-floor living with a first-floor primary suite. There is potential to add a third or fourth bedroom in the lower level, which includes windows that may require modification. The yard is enhanced by mature landscaping, a plant bed irrigation system, and fencing. A heated two-car garage includes stairs to the basement. The house is equipped with radiant in-floor boiler heat and SpacePak forced air heat and A/C. Additionally, there is a carriage house, built in 1900, offering 464 square feet with 1 bedroom, 1 bathroom, and a combined kitchen and living space. This could serve as a guest house, separate space for relatives, or rental unit. A versatile outbuilding, measuring 150'x50', includes 5 bays, 1 larger cold storage bay, and 1 larger heated shop.
Key Highlights
- 3.424 acre property with 'B‑H Highway Business' zoning allowing for diverse uses.
- Main House (3,292 sf) featuring 2 bedroom suites, 3.5 baths, built in 2001, with Northwoods lodge feel.
- 150'x50' Outbuilding with 5 bays**, including cold storage and heated shop.
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
$30,303
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
3.37%
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%
$606,060
$606.1K
Cap Rate 7%
$432,900
$432.9K
Cap Rate 9%
$336,700
$336.7K
Market Conditions
NOI Build-Up for 3,756 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
$57.7K $15.36/SF
− Vacancy
−$2.6K −$0.69/SF
EGI
$55.1K $14.67/SF
− OpEx
−$24.8K −$6.60/SF
NOI
$30.3K $8.07/SF
Area
Dane County, WI
Vacancy
4.50%
Lease Rate
$15.36 /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%
$606,060
Cap Rate 7%
$432,900
Cap Rate 9%
$336,700
Alternative Uses
Best Use
Apartment 5plus
$432.9K
$378.8K – $505.1K
NOI $30,303 @ 7.0% cap · market cap 3.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$872.8K
$763.7K – $1.02M
NOI $61,097 @ 7.0% cap · market cap 6.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
254
Businesses Nearby
Explore this area
Business Placement
Demographics for 53575, WI
17,320
Population
7,036
Households
2.5
Avg Household Size
41
Median Age
47%
College-Educated
97%
High-School Grad
55.3 sq mi
ZIP Area
313
Density / Sq Mi
$110,388
Median Household Income
$64,251
Median Earnings
$1,223
Median Rent
$384,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - 3.424 acres with main house, carriage house, and outbuilding.
Where is this multifamily property located?
The property is located at 1903 County Highway MM Oregon, WI.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: 3.424 acre property with 'B‑H Highway Business' zoning allowing for diverse uses.; Main House (3,292 sf) featuring **2 bedroom suites, 3.5 baths**, built in 2001, with Northwoods lodge feel.; 150'x50' Outbuilding with 5 bays**, including cold storage and heated shop.
