Two-Bay Self-Service Car
For Sale
$149,900
300 W Main Street, La Valle, WI 53941
Business/Comm, La Valle, WI
Property Size2,688 SF
Lot Size0.09 Acres
Price / SF$55.77
Days on Market107
Property Features for 300 W Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COMM
Interior features
Shared Restrooms, Less than 440 volt
Lot features
Business district, Corner, Free standing, Near Major Highway
Directions
Hwy 33 into La Valle to West Main St.
Subdivision
LA VALLE - V
Standard status
Active
APN
147-0009-01000
Size
2,688 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1131
Building Details
Year built
1960
Number of units
2
Roof type
Metal
Listing Agency:
RE/MAX Preferred · RE/MAX International
(608) 768-4100
Listed By:
Jamie Phephles · License #5711090
(608) 963-6923
Added: May 18
Changed: Aug 31
Last Checked: Sep 1 at 4:06AM
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 contains a self-service car wash with two bays alongside a laundromat. The building offers 2,688 square feet on a 0.091-acre parcel and was constructed in 1960. Recent exterior work includes repainting and roof replacement or improvement, with a metal roof currently in place.
Located at 300 W Main Street in La Valle, Wisconsin, the property is in the community’s central area and near two lake communities. It carries COMM zoning and includes shared restrooms and electrical service rated below 440 volts. The existing configuration supports continued operation of the current laundromat and car wash businesses, subject to applicable approvals and requirements.
Located at 300 W Main Street in La Valle, Wisconsin, the property is in the community’s central area and near two lake communities. It carries COMM zoning and includes shared restrooms and electrical service rated below 440 volts. The existing configuration supports continued operation of the current laundromat and car wash businesses, subject to applicable approvals and requirements.
Key Highlights
- Self‑service car wash with 2 bays and an adjoining laundromat
- 2,688‑square‑foot commercial building on a 0.091‑acre parcel
- COMM zoning
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
NOI $35,345 @ 7.0% cap · market cap 23.58%
Second Best
Retail
$387.1K
$338.7K – $451.6K
NOI $27,095 @ 7.0% cap · market cap 18.08%
Theoretical Best
Office A
$544.1K
$476.1K – $634.8K
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
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self service car wash - Commercial property combines self-service vehicle washing with a laundromat operation in La Valle.
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 and an adjoining laundromat; 2,688‑square‑foot commercial building on a 0.091‑acre parcel; COMM zoning
