Historic Bed &
For Sale
$499,900
2200 W Memorial Drive, Janesville, WI 53548
Business/Comm, Janesville, WI
Property Size3,862 SF
Lot Size1.29 Acres
Price / SF$129.44
Days on Market11
Property Features for 2200 W Memorial Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
r2
Parking features
Ramp
Interior features
200 AMP
Lot features
Corner, Free standing, Residential area
Directions
Highway 51 to West on Memorial Drive
Subdivision
JANESVILLE - C
Standard status
Active
APN
2410126100386
Size
3,862 SF
Lot size
1.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6872
Building Details
Year built
1858
Number of units
3
Roof type
Shingle
Listing Agency:
EXP Realty, LLC
(866) 848-6990
Listed By:
Dara Longhenry
(608) 332-5322
Added: Aug 24
Changed: Aug 31
Last Checked: Sep 3 at 12:06PM
MLS# 2030817
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.
Investment Insights
Based on property information with market context.
This 3,862-square-foot bed-and-breakfast property occupies 1.29 acres with landscaped grounds, mature trees, and a curved drive. Built in 1858, the building includes four guest units, each with a private bath, along with a separate caretaker suite. The property underwent an extensive 13-month renovation and is currently operated as Century Elms Bed & Breakfast.
Located at 2200 W Memorial Drive in Janesville, the property is zoned r2 and includes a ramp, shingle roofing, and 200 AMP electrical service. The established bed-and-breakfast use may be continued, while residential use may also be explored subject to applicable zoning and use requirements. The seller is willing to train the new owner on the bed-and-breakfast infrastructure.
Located at 2200 W Memorial Drive in Janesville, the property is zoned r2 and includes a ramp, shingle roofing, and 200 AMP electrical service. The established bed-and-breakfast use may be continued, while residential use may also be explored subject to applicable zoning and use requirements. The seller is willing to train the new owner on the bed-and-breakfast infrastructure.
Key Highlights
- 3,862 SF bed‑and‑breakfast property on 1.29 acres
- Four guest units, each with a private bath
- Separate caretaker suite 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
$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
4.92%
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 4.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$928.1K
$812.1K – $1.08M
NOI $64,965 @ 7.0% cap · market cap 13.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
149
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 - Guest rooms with private baths and a separate caretaker suite support continued hospitality use.
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 $499,900.
What are key features of this property?
This property features: 3,862 SF bed‑and‑breakfast property on 1.29 acres; Four guest units, each with a private bath; Separate caretaker suite included
