Flex Space With
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For Sale
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202-206 Regas Rd, Madison, WI 53714
Industrial property combining warehouse capacity, showroom space, offices, and storage areas.
Property Size63,000 SF
Price / SF$69.84
Days on Market7
Property Features for 202-206 Regas Rd
General Information
Standard status
Active
Size
63,000 SF
Property subtype
INDUSTRIAL
Property Condition
Severity
Minor
Evidence
needs work
Warehouse & Industrial
Clear Height
28 ft
Office Build-Out
3,500 SF
Mezzanine
2,700 SF
Dock-High Doors
5
Drive-In Doors
1
Amenities
conference/break room
showroom
private offices
bullpen area
Building Details
Buildings
1
Building Size
63,000 SF
Tenancy
Multi
Listing Agency:
Oakbrook Corporation
(608) 444-1911
Listed By:
Chris Caulum, SIOR · License #9056721
(608) 444-1911
Source:
Moodyscre
Added: Aug 13
Changed: Aug 17
Last Checked: Aug 19 at 5:37AM
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 Oakbrook Corporation
Investment Insights
Based on property information with market context.
The flex-space property at 202-206 Regas Rd includes a 63,000-square-foot building organized for warehouse, showroom, office, and storage functions. Loading includes five dock positions and one drive-in door, with 28-foot clear height across half of the warehouse and ample power. Two additional dock positions may be added. Interior improvements include a large conference and break area, showroom, three private offices, bullpen workspace, and a 2,700-square-foot concrete mezzanine.
The building includes 4,800 square feet leased to Window World and 21,000 square feet leased to UPC. Another 3,500-square-foot office area is currently unleased and requires work. The property is located in Madison, Wisconsin, and the entire building is available for purchase.
The building includes 4,800 square feet leased to Window World and 21,000 square feet leased to UPC. Another 3,500-square-foot office area is currently unleased and requires work. The property is located in Madison, Wisconsin, and the entire building is available for purchase.
Key Highlights
- 63,000‑square‑foot flex building with warehouse, showroom, office, and storage areas
- Five dock positions plus one drive‑in door
- 28‑foot clear height across half the warehouse
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
$403,906
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
9.18%
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%
$8,078,120
$8.1M
Cap Rate 7%
$5,770,086
$5.8M
Cap Rate 9%
$4,487,844
$4.5M
Market Conditions
NOI Build-Up for 63,000 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
$491.4K $7.80/SF
− Vacancy
−$16.2K −$0.26/SF
EGI
$475.2K $7.54/SF
− OpEx
−$71.3K −$1.13/SF
NOI
$403.9K $6.41/SF
Area
Madison, WI
Vacancy
3.30%
Lease Rate
$7.80 /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%
$8,078,120
Cap Rate 7%
$5,770,086
Cap Rate 9%
$4,487,844
Alternative Uses
Best Use
Office B
$15.18M
$13.28M – $17.71M
NOI $1,062,785 @ 7.0% cap · market cap 24.15%
Second Best
Retail
$12.87M
$11.26M – $15.02M
NOI $901,122 @ 7.0% cap · market cap 20.48%
Theoretical Best
Office A
$18.40M
$16.10M – $21.47M
NOI $1,288,224 @ 7.0% cap · market cap 29.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
28 ft
Clear height
5
Dock-high doors
1
Drive-in doors
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
476
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 53714, WI
16,289
Population
7,975
Households
2
Avg Household Size
40
Median Age
40%
College-Educated
95%
High-School Grad
4.6 sq mi
ZIP Area
3,541
Density / Sq Mi
$69,862
Median Household Income
$41,738
Median Earnings
$1,220
Median Rent
$275,000
Median Home Value
Market
Vacancy Rate% for Office in Madison, WI
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial property combining warehouse capacity, showroom space, offices, and storage areas.
Where is this flex space located?
The property is located at 202-206 Regas Rd Madison, WI.
What is the asking price?
The asking price for this property is $4,400,000.
What are key features of this property?
This property features: 63,000‑square‑foot flex building with warehouse, showroom, office, and storage areas; Five dock positions plus one drive‑in door; 28‑foot clear height across half the warehouse
