Building Details

Year built 1960

Number of units 2

Roof type Metal

Listing Agency: RE/MAX Preferred · RE/MAX International n***@gmail.com Show Phone

Listed By: Jamie Phephles · License #5711090 Show Phone

Added: May 18 Changed: Aug 19 Last Checked: Aug 19 at 4:06PM

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MLS# 2023212

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 commercial property at 300 W Main Street combines a laundromat with a two-bay self-service car wash. The 2,688-square-foot building was constructed in 1960 and includes shared restrooms, less-than-440-volt service, and a metal roof. The exterior has been repainted.

The property sits in La Valle, Wisconsin, in Sauk County, within the community identified by the source as being surrounded by two lake communities. Zoning is COMM, and the parcel contains 0.091 acres. The existing combination of laundry and vehicle-wash functions provides a defined commercial layout for continued operation or future repositioning within the existing building.

Key Highlights

• Self‑service car wash with 2 bays
• Laundromat and car wash combined in one commercial property
• 2,688‑square‑foot building on 0.091 acres

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

$11,995

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

8.00%

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%

$239,900 $239.9K

Cap Rate 7%

$171,357 $171.4K

Cap Rate 9%

$133,278 $133.3K

Market Conditions

NOI Build-Up for 2,688 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

$18.4K $6.84/SF

− Vacancy

−$1.3K −$0.47/SF

EGI

$17.1K $6.37/SF

− OpEx

−$5.1K −$1.91/SF

NOI

$12.0K $4.46/SF

Area

Sauk County, WI

Vacancy

6.80%

Lease Rate

$6.84 /SF/Yr

Expense Ratio

30.00%

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%

$239,900

Cap Rate 7%

$171,357

Cap Rate 9%

$133,278

Alternative Uses

Best Use

Specialty Retail

$504.9K

$441.8K – $589.1K (±1% cap)

NOI $35,345 @ 7.0% cap · market cap 23.58%

Second Best

Retail

$387.1K

$338.7K – $451.6K (±1% cap)

NOI $27,095 @ 7.0% cap · market cap 18.08%

Theoretical Best

Office A

$544.1K

$476.1K – $634.8K (±1% cap)

NOI $38,088 @ 7.0% cap · market cap 25.41%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Self service car ...

Suggested Use

Top Pick Plumbing Service Garden Center Furniture & Home Goods Grocery & Convenience Store Butcher Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

66

Businesses Nearby

Explore this area Business Placement

Demographics for 53941, WI

3,044

Population

1,837

Households

1.7

Avg Household Size

44

Median Age

26%

College-Educated

91%

High-School Grad

68.7 sq mi

ZIP Area

44

Density / Sq Mi

$80,518

Median Household Income

$40,533

Median Earnings

$794

Median Rent

$252,500

Median Home Value

Market

Vacancy Rate% for Retail in Midwest region

8% 2020

7.3% 2021

6.5% 2022

6% 2023

5.7% 2024

6.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this self service car washes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Self service car wash - Commercial property combines an operating-format laundromat with a two-bay self-service car wash.

Where is this self service car wash located?

The property is located at 300 W Main Street La Valle, WI.

What is the asking price?

The asking price for this property is $149,900.

What are key features of this property?

This property features: Self‑service car wash with 2 bays; Laundromat and car wash combined in one commercial property; 2,688‑square‑foot building on 0.091 acres