Mixed-Use Commercial
For Sale
Contact for pricing
303 E Wisconsin, Portage, WI 53901
Commercial space with street visibility on the main level, plus a first-floor nonprofit tenant responsible for utilities and lawn/snow.
Property Size1,936 SF
Price / SF$129.13
Days on Market132
Property Features for 303 E Wisconsin
General Information
Standard status
Active
Size
1,936 SF
Property subtype
Retail, Office, Land, Multifamily
Zoning
Commercial
Net Operating Income
$8,638
Building Details
Year Built
1900
Buildings
1
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
RE/MAX Preferred Commercial
Listed By:
Tyler Roudebush · License #96993-94
(608) 277-2726
Source:
Crexi
Added: Apr 30
Changed: Sep 8
Last Checked: Sep 8 at 3:32AM
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 RE/MAX Preferred Commercial
Investment Insights
Based on property information with market context.
This mixed-use property offers a commercial space on the main level with street visibility. The layout is described as flexible for retail, office, or service-based uses.
The building is positioned in a downtown setting at 303 E Wisconsin St in Portage. The first-floor tenant is a nonprofit group, and the tenant pays all utilities as well as lawn and snow. The public remarks also note that the space is occupied under an in-kind donation.
For buyers seeking a property with both an operating commercial component and an existing first-floor tenant arrangement, this asset presents a straightforward configuration centered on street-facing main-level space.
The building is positioned in a downtown setting at 303 E Wisconsin St in Portage. The first-floor tenant is a nonprofit group, and the tenant pays all utilities as well as lawn and snow. The public remarks also note that the space is occupied under an in-kind donation.
For buyers seeking a property with both an operating commercial component and an existing first-floor tenant arrangement, this asset presents a straightforward configuration centered on street-facing main-level space.
Key Highlights
- 303 E Wisconsin St in Portage offers mixed‑use potential with commercial space on the main level
- Main‑level commercial space has street visibility for retail, office, or service‑based businesses
- First‑floor tenant is a nonprofit group occupying space under an in‑kind donation
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
$23,000
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
9.20%
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%
$460,000
$460.0K
Cap Rate 7%
$328,571
$328.6K
Cap Rate 9%
$255,556
$255.6K
Market Conditions
NOI Build-Up for 1,936 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
$41.8K $21.60/SF
− Vacancy
−$5.0K −$2.59/SF
EGI
$36.8K $19.01/SF
− OpEx
−$13.8K −$7.13/SF
NOI
$23.0K $11.88/SF
Area
Columbia County, WI
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$460,000
Cap Rate 7%
$328,571
Cap Rate 9%
$255,556
Alternative Uses
Best Use
Mixed Use
$328.6K
$287.5K – $383.3K
NOI $23,000 @ 7.0% cap · market cap 9.20%
Second Best
Retail
$282.7K
$247.4K – $329.9K
NOI $19,791 @ 7.0% cap · market cap 7.92%
Theoretical Best
Office A
$434.9K
$380.6K – $507.4K
NOI $30,446 @ 7.0% cap · market cap 12.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
458
Businesses Nearby
20k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 73%
Dining 27%
Dollar General
Shops & Services
6,362 visits/mo
0.2 miles
Pizza Hut
Dining
4,565 visits/mo
0.1 miles
Shell
Shops & Services
3,690 visits/mo
0.3 miles
Associated Bank
Shops & Services
2,506 visits/mo
0.1 miles
Napa Auto Parts
Shops & Services
1,896 visits/mo
0.1 miles
Demographics for 53901, WI
14,924
Population
6,550
Households
2.3
Avg Household Size
42
Median Age
20%
College-Educated
91%
High-School Grad
147.3 sq mi
ZIP Area
101
Density / Sq Mi
$72,244
Median Household Income
$40,914
Median Earnings
$969
Median Rent
$214,300
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial space with street visibility on the main level, plus a first-floor nonprofit tenant responsible for utilities and lawn/snow.
Where is this mixed-use property located?
The property is located at 303 E Wisconsin Portage, WI.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 303 E Wisconsin St in Portage offers mixed‑use potential with commercial space on the main level; Main‑level commercial space has street visibility for retail, office, or service‑based businesses; First‑floor tenant is a nonprofit group occupying space under an in‑kind donation
