Mixed-Use Property with Living
For Sale
$445,000
2002 N 8th St, Sheboygan, WI 53081
Market and restaurant improvements combine with an upstairs residential component and on-site operational equipment.
Property Size4,704 SF
Price / SF$94.60
Days on Market297
Property Features for 2002 N 8th St
General Information
Standard status
Active
Size
4,704 SF
Additional Details
Business Included
Yes
Road Access
Yes
Equipment Included
Yes
Taxes and HOA fees
Annual Taxes
$3,001
Listing Agency:
Coldwell Banker Realty
(920) 254-9199
Listed By:
Jorge Munoz
(920) 254-9199
Source:
Exprealty
Added: Oct 19, 2025
Changed: Aug 10
Last Checked: Aug 11 at 11:48AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This 4,704-square-foot mixed-use property combines an international market with a restaurant and dedicated eat-in space. The commercial areas include appliances, restaurant and market equipment, inventory, and a forklift. An upper-level residential component includes four bedrooms, a large bathroom, laundry facilities, storage, and a natural wood fireplace.
The property occupies the corner of N 8th St and Bluff Ave at 2002 N 8th St in Sheboygan, Wisconsin. Its configuration brings retail, food-service, and residential space together within one building, offering a live-work format supported by existing commercial improvements and household amenities.
The property occupies the corner of N 8th St and Bluff Ave at 2002 N 8th St in Sheboygan, Wisconsin. Its configuration brings retail, food-service, and residential space together within one building, offering a live-work format supported by existing commercial improvements and household amenities.
Key Highlights
- 4,704‑square‑foot mixed‑use property at 2002 N 8th St, Sheboygan, WI
- Market, restaurant, and eat‑in area within the building
- Appliances, equipment, inventory, and a forklift included
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
$32,458
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
7.29%
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%
$649,160
$649.2K
Cap Rate 7%
$463,686
$463.7K
Cap Rate 9%
$360,644
$360.6K
Market Conditions
NOI Build-Up for 4,704 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
$56.4K $12.00/SF
− Vacancy
−$4.5K −$0.96/SF
EGI
$51.9K $11.04/SF
− OpEx
−$19.5K −$4.14/SF
NOI
$32.5K $6.90/SF
Area
Sheboygan County, WI
Vacancy
8.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$649,160
Cap Rate 7%
$463,686
Cap Rate 9%
$360,644
Alternative Uses
Best Use
Specialty Retail
$883.6K
$773.2K – $1.03M
NOI $61,853 @ 7.0% cap · market cap 13.90%
Second Best
Retail
$742.2K
$649.5K – $865.9K
NOI $51,956 @ 7.0% cap · market cap 11.68%
Theoretical Best
Office A
$1.03M
$897.0K – $1.20M
NOI $71,763 @ 7.0% cap · market cap 16.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,670
Businesses Nearby
Explore this area
Business Placement
Demographics for 53081, WI
43,465
Population
20,121
Households
2.2
Avg Household Size
38
Median Age
22%
College-Educated
90%
High-School Grad
23.3 sq mi
ZIP Area
1,865
Density / Sq Mi
$62,401
Median Household Income
$42,329
Median Earnings
$866
Median Rent
$169,700
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Market and restaurant improvements combine with an upstairs residential component and on-site operational equipment.
Where is this mixed-use property located?
The property is located at 2002 N 8th St Sheboygan, WI.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: 4,704‑square‑foot mixed‑use property at 2002 N 8th St, Sheboygan, WI; Market, restaurant, and eat‑in area within the building; Appliances, equipment, inventory, and a forklift included
