Historic 16-Room Bed &
For Sale
Contact for pricing
2200 W Memorial Drive, Janesville, WI 53548
Historic Italianate inn with 16 rooms, private baths, ADA suite, and a remodeled commercial-level kitchen.
Property Size3,862 SF
Lot Size1.29 Acres
Price / SF$135.91
Days on Market65
Property Features for 2200 W Memorial Drive
General Information
Standard status
Active
Size
3,862 SF
Lot size
1.29 Acres
Property subtype
Special Purpose
Additional Details
Business Included
Yes
Highway Access
Yes
Building Details
Year Built
1858
Listing Agency:
CENTURY 21 Affiliated
(608) 207-0421
Listed By:
Karla Clark · License #WI
Source:
Crexi
Added: Jun 8
Changed: Aug 8
Last Checked: Aug 9 at 7:08AM
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 CENTURY 21 Affiliated
Investment Insights
Based on property information with market context.
Century Elms Bed & Breakfast offers a historic, Italianate-style property originally dating back to 1858, and it is listed on the Historic Register. The inn features 16 rooms, including four guest suites with private baths, one of which is ADA-compliant, plus two innkeeper living quarters. Common spaces include elegant parlors and a sunroom. The kitchen has been fully remodeled for commercial-level hospitality use.
The property sits on 1.29 acres and includes major recent improvements such as a newer roof, chimney repairs, updated plumbing, updated windows, a boiler, and radiators with individual temperature controls. Appliances have been updated, and a new blacktop driveway has been added.
This offering is structured for a smooth transition, with the seller providing two weeks of training. The property is described as near shopping, restaurants, event spaces, and major highways, and it is associated with an R1 designation. A UHP Home warranty is included with the sale.
The property sits on 1.29 acres and includes major recent improvements such as a newer roof, chimney repairs, updated plumbing, updated windows, a boiler, and radiators with individual temperature controls. Appliances have been updated, and a new blacktop driveway has been added.
This offering is structured for a smooth transition, with the seller providing two weeks of training. The property is described as near shopping, restaurants, event spaces, and major highways, and it is associated with an R1 designation. A UHP Home warranty is included with the sale.
Key Highlights
- Historic Italianate bed & breakfast built in 1858 and listed on the Historic Register
- 16‑room property on 1.29 acres with four guest suites, each with a private bath
- Includes one ADA‑compliant guest suite plus two innkeeper living quarters
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
$24,620
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
4.69%
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%
$492,400
$492.4K
Cap Rate 7%
$351,714
$351.7K
Cap Rate 9%
$273,556
$273.6K
Market Conditions
NOI Build-Up for 3,862 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
$55.6K $14.40/SF
− Vacancy
−$3.8K −$0.98/SF
EGI
$51.8K $13.42/SF
− OpEx
−$27.2K −$7.05/SF
NOI
$24.6K $6.37/SF
Area
Rock County, WI
Vacancy
6.80%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
52.50%
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%
$492,400
Cap Rate 7%
$351,714
Cap Rate 9%
$273,556
Alternative Uses
Best Use
Hotel Hospitality
$351.7K
$307.8K – $410.3K
NOI $24,620 @ 7.0% cap · market cap 4.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$928.1K
$812.1K – $1.08M
NOI $64,965 @ 7.0% cap · market cap 12.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 53548, WI
19,233
Population
8,894
Households
2.2
Avg Household Size
40
Median Age
27%
College-Educated
94%
High-School Grad
75.0 sq mi
ZIP Area
256
Density / Sq Mi
$74,696
Median Household Income
$41,508
Median Earnings
$999
Median Rent
$226,600
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Century Elms Bed and Breakfast — 2200 W Memorial Dr, Janesville, WI 53548
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Historic Italianate inn with 16 rooms, private baths, ADA suite, and a remodeled commercial-level kitchen.
Where is this bed & breakfast located?
The property is located at 2200 W Memorial Drive Janesville, WI.
What is the asking price?
The asking price for this property is $524,900.
What are key features of this property?
This property features: Historic Italianate bed & breakfast built in 1858 and listed on the Historic Register; 16‑room property on 1.29 acres with four guest suites, each with a private bath; Includes one ADA‑compliant guest suite plus two innkeeper living quarters
