Mixed-Use Property with
For Sale
$425,000
3172 N Riverside Dr, Saukville, WI 53080
Restaurant and event-oriented property with dining, apartment, outdoor gathering, and supporting service areas.
Property Size1,893 SF
Price / SF$224.51
Days on Market32
Property Features for 3172 N Riverside Dr
General Information
Standard status
Active
Size
1,893 SF
Restaurant
Patio
Yes
Equipment Included
Yes
Amenities
garage with stage and concession stand
yard for large outdoor events
Building Details
Year Built
1940
Listing Agency:
Coldwell Banker Realty
(262) 389-4924
Listed By:
William A Klumb · License #8768094
Source:
Nikolicgroup
Added: Jul 30
Changed: Aug 29
Last Checked: Aug 29 at 3:36PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 1940, this mixed-use property combines a bar and restaurant operation with multiple supporting improvements. The main floor includes a bar, dining room, two bathrooms, and a kitchen. An updated upper-level apartment provides two bedrooms and one bathroom, with access via an exterior staircase.
Additional space includes a full basement with storage and a preparation area, plus a rear deck equipped with a bar. The property also includes a garage with extra cooler space, a stage for live music, and a concession stand. A large yard supports outdoor events, including weddings. Equipment is included, while recipes are negotiable.
Additional space includes a full basement with storage and a preparation area, plus a rear deck equipped with a bar. The property also includes a garage with extra cooler space, a stage for live music, and a concession stand. A large yard supports outdoor events, including weddings. Equipment is included, while recipes are negotiable.
Key Highlights
- Main level includes bar, dining room, kitchen, and 2 bathrooms
- Updated 2‑bedroom, 1‑bath apartment with exterior staircase
- Full basement with storage and preparation area
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
$28,888
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
6.80%
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%
$577,760
$577.8K
Cap Rate 7%
$412,686
$412.7K
Cap Rate 9%
$320,978
$321.0K
Market Conditions
NOI Build-Up for 1,893 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
$40.9K $21.60/SF
− Vacancy
−$2.4K −$1.25/SF
EGI
$38.5K $20.35/SF
− OpEx
−$9.6K −$5.09/SF
NOI
$28.9K $15.26/SF
Area
Ozaukee County, WI
Vacancy
5.80%
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%
$577,760
Cap Rate 7%
$412,686
Cap Rate 9%
$320,978
Alternative Uses
Best Use
Specialty Retail
$412.7K
$361.1K – $481.5K
NOI $28,888 @ 7.0% cap · market cap 6.80%
Second Best
Mixed Use
$267.7K
$234.3K – $312.4K
NOI $18,741 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$446.0K
$390.3K – $520.4K
NOI $31,221 @ 7.0% cap · market cap 7.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
249
Businesses Nearby
160k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 47%
Superstores 37%
Dining 14%
Home Improvements & Furnishings 1%
Walmart
Superstores
59,869 visits/mo
0.5 miles
Kwik Trip
Shops & Services
57,456 visits/mo
0.4 miles
Exxon
Shops & Services
15,137 visits/mo
0.4 miles
Taco Bell
Dining
11,161 visits/mo
0.1 miles
Burger King
Dining
6,440 visits/mo
0.3 miles
Demographics for 53080, WI
5,457
Population
2,425
Households
2.3
Avg Household Size
42
Median Age
33%
College-Educated
98%
High-School Grad
28.6 sq mi
ZIP Area
191
Density / Sq Mi
$82,903
Median Household Income
$45,331
Median Earnings
$959
Median Rent
$291,700
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 - Restaurant and event-oriented property with dining, apartment, outdoor gathering, and supporting service areas.
Where is this mixed-use property located?
The property is located at 3172 N Riverside Dr Saukville, WI.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Main level includes bar, dining room, kitchen, and 2 bathrooms; Updated 2‑bedroom, 1‑bath apartment with exterior staircase; Full basement with storage and preparation area
