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    208784 River Run Road Stratford, WI 54484

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    For Sale
    $3,915,000

    National Folk/Farm, 2 story,Farm - Stratford, WI

    Type:Farm
    Property size:
    3,984 SF
    Lot size:
    400.00 Acres
    Price / SF:
    $982/SF
    Added:
    Apr 28, 2026
    Days on Market:
    3
    Last Refresh:
    Apr 30 at 1:06 pm

    Property Features for 208784 River Run Road

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Zoning
    Agr
    Bedrooms
    3
    Bathrooms
    3
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Dining Room, Family Room, Great Room, Kitchen, Laundry, Living Room
    Parking
    2
    Parking features
    Garage
    Vegetation
    Crop(s)
    Patio and Porch features
    Patio, Deck
    Interior features
    Washer, Dryer, Central vac, Cable available, At Least 1 tub, Internet- Fiber available
    Exterior features
    Deck, Patio, Storage building, Barn(s), Crop Farm, Dairy Farm, Feed Storage Unit(s), Livestock Farm, Machine Shed, Outbuilding(s), Pasture, Pole building, Tillable
    Fireplace
    1
    Basement Y/N
    1
    Appliances
    Dishwasher, Freezer, Range, Refrigerator, Washer
    Standard status
    Active
    APN
    016-2604-064-0993 & 8 others
    Size
    3,984 SF
    Lot size
    400.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    13264

    Utilities

    Utilities
    Cable Available
    Heating system
    Fireplace(s), Forced Air, Other (Heating)

    Building Details

    Floors in Building
    2
    Architectural style
    National
    Additional Structures
    Barn(s), Outbuilding, Packing Shed, Shed(s), Storage

    We can help!

    Listing Contact
    Terry Estes

    Listing agent Terry Estes

    Listing office Dairyland Real Estate 852 Brown School Rd, Evansville, WI

    Listing date Apr 28, 2026

    MLS# 2011019 Listing URL

    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.

    Overview

    Active Farm Operation in Stratford

    This active farm operation, situated near Stratford, Wisconsin, encompasses approximately 380 acres, with 350 acres considered highly productive. The property is currently operating as a 500-cow farm. The parlor features a double 12 Delaval parallel system equipped with AFI meters. The farm can be purchased "turn key", including a Registered Holstein herd of extremely high genetic merit, stored feed, and machinery. The listed price includes only the real estate. Cattle, feed, and machinery are available for negotiation. The property includes a two-story farm. The property size is 3,984 square feet. The zoning is Agr. The total acreage is believed to be accurate, but the buyer is responsible for verifying it to their satisfaction.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Big Box & Wholesale Store Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Stratford
    County
    Marathon
    State
    Wisconsin
    Longitude
    -90.0669
    Latitude
    44.7914

    FAQs

    What type of property is this?
    Farm - Active 500-cow farm operation on 380 acres near Stratford, WI.
    Where is this farm located?
    The property is located at 208784 River Run Road Stratford, WI.
    What is the asking price?
    The asking price for this property is $3,915,000.
    What are key features of this property?
    This property features: Active 500 cow dairy operation with 350+ acres of productive land.; Features a double 12 Delaval parallel parlor with AFI meters.; Option to purchase 'turn key' including high genetic merit Registered Holstein herd, stored feed, and machinery (negotiable).
    (715) 827-0882
    We can help!
    Listing Contact
    Terry Estes
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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