Under-Construction Residential Income
For Sale
$399,900
25 Rock River, Edgerton, WI 53589
One-story condo residence with flexible bedroom or office space, attached garage, patio, and finished lower-level amenities.
Property Size2,314 SF
Price / SF$172.82
Days on Market84
Property Features for 25 Rock River
General Information
Standard status
Active
Size
2,314 SF
Total Parking Spaces
2
Property subtype
Condo / Ranch-1 Story
Zoning
RES
Additional Details
Multifamily Units
1
Amenities
Range/ Oven, Refrigerator, Dishwasher, Microwave, Water Softener
Forced air, Central air
Vinyl, Fiber cement, Stone
Private Entry, Patio
Building Details
Year Built
2026
Listing Agency:
Century 21 Affiliated
(608) 358-4951
Listed By:
Natasha Zinzow · License #64136-94
(608) 358-4951
Source:
Compass
Added: Jun 10
Changed: Aug 31
Last Checked: Aug 31 at 2:04AM
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.
This under-construction, one-story residential income property offers 2,314 square feet of living space with 3+ bedrooms and 3 full bathrooms. The main level includes a primary suite with walk-in closet, ensuite bath, and double vanity, along with a third room that can function as a bedroom or in-home office. The kitchen is planned with solid surface countertops, an island, and stainless appliances. A partially finished lower level adds a family room, full bath, and additional bedroom, while the attached 2-car garage, private entry, and patio provide practical residential features.
Located at 25 Rock River in Edgerton, Wisconsin, the property is zoned RES and has an estimated completion date of beginning of August 2026. Interior systems include forced air and central air, with a water softener also specified. Exterior materials include vinyl, fiber cement, and stone.
Located at 25 Rock River in Edgerton, Wisconsin, the property is zoned RES and has an estimated completion date of beginning of August 2026. Interior systems include forced air and central air, with a water softener also specified. Exterior materials include vinyl, fiber cement, and stone.
Key Highlights
- 2,314 square feet of living space with 3+ bedrooms and 3 full bathrooms
- Partially finished lower level includes family room, full bath, and additional bedroom
- Primary suite has walk‑in closet, ensuite bath, and double vanity
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
$18,767
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%
$375,340
$375.3K
Cap Rate 7%
$268,100
$268.1K
Cap Rate 9%
$208,522
$208.5K
Market Conditions
NOI Build-Up for 2,314 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
$35.5K $15.36/SF
− Vacancy
−$1.4K −$0.61/SF
EGI
$34.1K $14.75/SF
− OpEx
−$15.4K −$6.64/SF
NOI
$18.8K $8.11/SF
Area
Rock County, WI
Vacancy
4.00%
Lease Rate
$15.36 /SF/Yr
Expense Ratio
45.00%
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%
$375,340
Cap Rate 7%
$268,100
Cap Rate 9%
$208,522
Alternative Uses
Best Use
Apartment 5plus
$268.1K
$234.6K – $312.8K
NOI $18,767 @ 7.0% cap · market cap 4.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$556.1K
$486.6K – $648.8K
NOI $38,925 @ 7.0% cap · market cap 9.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
98
Businesses Nearby
Explore this area
Business Placement
Demographics for 53589, WI
19,888
Population
9,014
Households
2.2
Avg Household Size
45
Median Age
40%
College-Educated
96%
High-School Grad
85.0 sq mi
ZIP Area
234
Density / Sq Mi
$93,509
Median Household Income
$52,809
Median Earnings
$1,150
Median Rent
$318,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - One-story condo residence with flexible bedroom or office space, attached garage, patio, and finished lower-level amenities.
Where is this residential income property located?
The property is located at 25 Rock River Edgerton, WI.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 2,314 square feet of living space with 3+ bedrooms and 3 full bathrooms; Partially finished lower level includes family room, full bath, and additional bedroom; Primary suite has walk‑in closet, ensuite bath, and double vanity
