Restaurant Building with
For Sale
$1,500,000
3055 State Road 16, La Crosse, WI 54601
An existing modified lease extends through February 2027, with the tenant covering expenses other than property taxes.
Property Size5,000 SF
Price / SF$300
Days on Market99
Property Features for 3055 State Road 16
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Commercial
Additional Details
Cap Rate
6.4%
Highway Access
Yes
Building Details
Year Built
1982
Listing Agency:
eXp Realty LLC
(608) 498-1323
Listed By:
Spenser Nickelatti · License #8335794
Source:
Viewhomesinwisconsin
Added: May 24
Changed: Aug 29
Last Checked: Aug 25 at 8:05AM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
Built in 1982, the property comprises a 5,000-square-foot restaurant building on an over .75-acre parcel. The site includes substantial parking and is positioned along Highway 16, providing direct highway exposure for the existing restaurant use.
A modified lease is in place through February 2027. Under the current arrangement, the tenant pays all expenses other than property taxes, and the lease allows the landlord to adjust monthly rent for property-tax costs. The property is located at 3055 State Road 16 in La Crosse, Wisconsin, and is offered with a 6.4 cap rate.
A modified lease is in place through February 2027. Under the current arrangement, the tenant pays all expenses other than property taxes, and the lease allows the landlord to adjust monthly rent for property-tax costs. The property is located at 3055 State Road 16 in La Crosse, Wisconsin, and is offered with a 6.4 cap rate.
Key Highlights
- 5,000‑square‑foot restaurant building constructed in 1982
- Over .75‑acre lot with substantial on‑site parking
- Located along Highway 16 at 3055 State Road 16
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
$76,545
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
5.10%
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%
$1,530,900
$1.5M
Cap Rate 7%
$1,093,500
$1.1M
Cap Rate 9%
$850,500
$850.5K
Market Conditions
NOI Build-Up for 5,000 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
$108.0K $21.60/SF
− Vacancy
−$5.9K −$1.19/SF
EGI
$102.1K $20.41/SF
− OpEx
−$25.5K −$5.10/SF
NOI
$76.5K $15.31/SF
Area
La Crosse County, WI
Vacancy
5.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,530,900
Cap Rate 7%
$1,093,500
Cap Rate 9%
$850,500
Alternative Uses
Best Use
Specialty Retail
$1.09M
$956.8K – $1.28M
NOI $76,545 @ 7.0% cap · market cap 5.10%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
448
Businesses Nearby
268k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 35%
Apparel 22%
Groceries 22%
Dining 18%
Skogen's Festival Foods
Groceries
57,678 visits/mo
0.5 miles
JCPenney
Apparel
41,116 visits/mo
0.4 miles
Kwik Trip
Shops & Services
35,127 visits/mo
0.4 miles
PetSmart
Shops & Services
25,671 visits/mo
0.3 miles
Jo-Ann Fabric and Craft
Shops & Services
13,803 visits/mo
0.5 miles
Demographics for 54601, WI
51,090
Population
22,652
Households
2.3
Avg Household Size
32
Median Age
40%
College-Educated
96%
High-School Grad
75.4 sq mi
ZIP Area
678
Density / Sq Mi
$60,078
Median Household Income
$31,143
Median Earnings
$998
Median Rent
$220,200
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?
Conventional restaurant - An existing modified lease extends through February 2027, with the tenant covering expenses other than property taxes.
Where is this conventional restaurant located?
The property is located at 3055 State Road 16 La Crosse, WI.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 5,000‑square‑foot restaurant building constructed in 1982; Over .75‑acre lot with substantial on‑site parking; Located along Highway 16 at 3055 State Road 16
