Conventional Restaurant with
For Sale
$299,900
309 Trail, La Valle, WI 53941
Sale includes the real estate, business, furnishings, signage, and kitchen equipment.
Property Size1,964 SF
Price / SF$152.70
Days on Market18
Property Features for 309 Trail
General Information
Standard status
Active
Size
1,964 SF
Property subtype
Commercial
Additional Details
Furnished
Yes
Business Included
Yes
Equipment Included
Yes
Building Details
Year Built
1993
Listing Agency:
First Weber Inc
(608) 524-2988
Listed By:
Brooklyn Schyvinck
Source:
Madisonareahomesforsale
Added: Aug 13
Changed: Aug 29
Last Checked: Aug 29 at 11:50PM
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 First Weber Inc
Investment Insights
Based on property information with market context.
This La Valle restaurant property combines the real estate and business in a single offering. The 1,964-square-foot facility includes a fully equipped kitchen, furnishings, signage, and other restaurant improvements. A recently installed large bar provides a central service area within the dining and hospitality layout, while the included equipment supports continued restaurant use.
The property is located at 309 Trail in La Valle, Wisconsin, near Lake Redstone, the 400 State Bike Trail, and the Baraboo River. Built in 1993, the site offers an established physical setting for a restaurant and bar operation with the principal furnishings and equipment already in place.
The property is located at 309 Trail in La Valle, Wisconsin, near Lake Redstone, the 400 State Bike Trail, and the Baraboo River. Built in 1993, the site offers an established physical setting for a restaurant and bar operation with the principal furnishings and equipment already in place.
Key Highlights
- Business and real estate included in the sale
- 1,964‑square‑foot restaurant property
- Recently installed large bar
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
$25,825
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
8.61%
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%
$516,500
$516.5K
Cap Rate 7%
$368,929
$368.9K
Cap Rate 9%
$286,944
$286.9K
Market Conditions
NOI Build-Up for 1,964 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
$35.4K $18.00/SF
− Vacancy
−$919 −$0.47/SF
EGI
$34.4K $17.53/SF
− OpEx
−$8.6K −$4.38/SF
NOI
$25.8K $13.15/SF
Area
Sauk County, WI
Vacancy
2.60%
Lease Rate
$18.00 /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%
$516,500
Cap Rate 7%
$368,929
Cap Rate 9%
$286,944
Alternative Uses
Best Use
Specialty Retail
$368.9K
$322.8K – $430.4K
NOI $25,825 @ 7.0% cap · market cap 8.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$397.6K
$347.9K – $463.8K
NOI $27,829 @ 7.0% cap · market cap 9.28%
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
58
Businesses Nearby
Well-served
Demand for This Use
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?
Conventional restaurant - Sale includes the real estate, business, furnishings, signage, and kitchen equipment.
Where is this conventional restaurant located?
The property is located at 309 Trail La Valle, WI.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Business and real estate included in the sale; 1,964‑square‑foot restaurant property; Recently installed large bar
