Multi-Unit Industrial Building For
For Sale
Contact for pricing
2820-2834 S Bartells, Beloit, WI 53511
Eight-unit industrial building, fully rented, ideal for investors or owner-occupants.
Property Size15,000 SF
Price / SF$51
Days on Market201
Property Features for 2820-2834 S Bartells
General Information
Standard status
Active
Size
15,000 SF
Property subtype
Retail, Office, Industrial
Building Details
Year Built
1992
Units
8
Listing Agency:
Shorewest, REALTORS
(608) 754-2121
Listed By:
Mary Gilbank-Peterson · License #3658
Source:
Crexi
Added: Jan 22
Changed: Aug 8
Last Checked: Aug 10 at 4:28AM
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 Shorewest, REALTORS
Investment Insights
Based on property information with market context.
This is an investment opportunity to acquire an eight-unit industrial building situated in an established industrial park, offering convenient access to major roads. The property is fully rented with long-term tenants. Each unit features a 12-foot overhead garage door, office space, and a half bath. The units are suitable for shop or warehouse use, along with office and storefront spaces, accommodating a range of business opportunities. Zoned I 1, Light industrial, the permitted uses are outlined in the attached documents. The property is suitable for owner-occupants or investors seeking affordable space, flexibility, and long-term potential in a high-demand location. The property addresses include 2820, 2822, 2824, 2826, 2828, 2830, 2832, and 2834 S Bartells Dr. The property contains 15000 square feet.
Key Highlights
- Fully rented eight‑unit industrial building, providing immediate rental income.
- Located in an established industrial park with quick access to major roads.
- Zoned I‑1 Light Industrial, offering flexibility for various business uses.
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
$47,338
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
6.19%
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%
$946,760
$946.8K
Cap Rate 7%
$676,257
$676.3K
Cap Rate 9%
$525,978
$526.0K
Market Conditions
NOI Build-Up for 15,000 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
$61.2K $4.08/SF
− Vacancy
−$5.5K −$0.37/SF
EGI
$55.7K $3.71/SF
− OpEx
−$8.4K −$0.56/SF
NOI
$47.3K $3.16/SF
Area
Rock County, WI
Vacancy
9.00%
Lease Rate
$4.08 /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%
$946,760
Cap Rate 7%
$676,257
Cap Rate 9%
$525,978
Alternative Uses
Best Use
Flex RnD
$2.53M
$2.21M – $2.95M
NOI $176,904 @ 7.0% cap · market cap 23.12%
Second Best
Warehouse
$676.3K
$591.7K – $789.0K
NOI $47,338 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$3.60M
$3.15M – $4.21M
NOI $252,324 @ 7.0% cap · market cap 32.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
183
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 53511, WI
48,659
Population
19,372
Households
2.5
Avg Household Size
38
Median Age
19%
College-Educated
89%
High-School Grad
114.9 sq mi
ZIP Area
423
Density / Sq Mi
$65,305
Median Household Income
$39,344
Median Earnings
$995
Median Rent
$160,000
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Eight-unit industrial building, fully rented, ideal for investors or owner-occupants.
Where is this flex space located?
The property is located at 2820-2834 S Bartells Beloit, WI.
What is the asking price?
The asking price for this property is $765,000.
What are key features of this property?
This property features: Fully rented eight‑unit industrial building, providing immediate rental income.; Located in an established industrial park with quick access to major roads.; Zoned I‑1 Light Industrial, offering flexibility for various business uses.
