Four-Space Retail
For Sale
$1,250,000
319 S Main St, West Bend, WI 53095
N, West Bend, WI
Property Size5,800 SF
Lot Size0.79 Acres
Price / SF$215.52
Days on Market47
Property Features for 319 S Main St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
commercial
Standard status
Active
APN
291 11191320501
Size
5,800 SF
Lot size
0.79 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
10514
Amenities
parking
river frontage
Building Details
Year built
1910
Architectural style
Other
Listing Agency:
Boss Realty, LLC
(262) 689-0022
Listed By:
Thomas Zernia · License #5745190
(262) 689-0022
Added: Jul 17
Changed: Aug 28
Last Checked: Sep 1 at 5:06AM
MLS# 1972217
Copyright © 2026 Metro MLS. 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 5,800-square-foot retail property contains four distinct commercial spaces within a building constructed in 1910. The configuration can accommodate separate occupants, with the real estate offered for sale rather than an operating business. Commercial zoning supports the property’s established retail-oriented use.
The property is located in Downtown West Bend at 319 S Main St, with approximately 200 feet of river frontage. Parking is provided through an on-site lot and an additional lot directly across the street. The associated lots comprise approximately 0.79 acres in total.
The property is located in Downtown West Bend at 319 S Main St, with approximately 200 feet of river frontage. Parking is provided through an on-site lot and an additional lot directly across the street. The associated lots comprise approximately 0.79 acres in total.
Key Highlights
- 5,800‑square‑foot retail building with four separate commercial spaces
- Approximately 200 ft of river frontage
- On‑site parking lot plus an additional lot directly across the street
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
$70,449
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
5.64%
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%
$1,408,980
$1.4M
Cap Rate 7%
$1,006,414
$1.0M
Cap Rate 9%
$782,767
$782.8K
Market Conditions
NOI Build-Up for 5,800 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
$104.4K $18.00/SF
− Vacancy
−$3.8K −$0.65/SF
EGI
$100.6K $17.35/SF
− OpEx
−$30.2K −$5.21/SF
NOI
$70.4K $12.15/SF
Area
Washington County, WI
Vacancy
3.60%
Lease Rate
$18.00 /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%
$1,408,980
Cap Rate 7%
$1,006,414
Cap Rate 9%
$782,767
Alternative Uses
Best Use
Retail
$1.01M
$880.6K – $1.17M
NOI $70,449 @ 7.0% cap · market cap 5.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.59M
$1.40M – $1.86M
NOI $111,615 @ 7.0% cap · market cap 8.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
880
Businesses Nearby
2k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 100%
TownePlace Suites by Marriott
Hotels & Casinos
1,894 visits/mo
0.2 miles
Demographics for 53095, WI
27,269
Population
12,741
Households
2.1
Avg Household Size
45
Median Age
32%
College-Educated
96%
High-School Grad
70.4 sq mi
ZIP Area
387
Density / Sq Mi
$82,219
Median Household Income
$49,779
Median Earnings
$1,015
Median Rent
$286,500
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?
Storefront property - Commercially zoned property with river frontage and parking on both sides of the street.
Where is this storefront property located?
The property is located at 319 S Main St West Bend, WI.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 5,800‑square‑foot retail building with four separate commercial spaces; Approximately 200 ft of river frontage; On‑site parking lot plus an additional lot directly across the street
