C-2 Retail Space with TOD
For Sale
$1,190,476
3773 East Washington Avenue, Madison, WI 53704
Existing commercial building on a nearly one-acre parcel with C-2 zoning and a TOD overlay.
Property Size7,480 SF
Lot Size0.99 Acres
Price / SF$159.15
Days on Market90
Property Features for 3773 East Washington Avenue
General Information
Standard status
Active
Size
7,480 SF
Lot size
0.99 Acres
Property subtype
Retail
Zoning
C-2
Additional Details
Asking Price
$1,550,000
Building Details
Year Built
1970
Listing Agency:
CBRE, Inc.
(414) 274-1644
Listed By:
Devin Tessmer
(414) 274-1644
Source:
Cbre
Added: Jun 2
Changed: Aug 30
Last Checked: Aug 30 at 7:26AM
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 CBRE, Inc.
Investment Insights
Based on property information with market context.
The property includes a 7,480 SF retail building constructed in 1970 on a 0.99-acre parcel. C-2 zoning is accompanied by an Overlay District identified as Transient Oriented Development (TOD), providing the primary land-use framework stated for the site.
Located at 3773 East Washington Avenue in Madison, Wisconsin, the property presents an established retail building and associated land area in one commercial offering. The address is within ZIP code 53704.
Located at 3773 East Washington Avenue in Madison, Wisconsin, the property presents an established retail building and associated land area in one commercial offering. The address is within ZIP code 53704.
Key Highlights
- 7,480 SF retail building
- 0.99‑acre parcel
- Built in 1970
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
$106,990
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
8.99%
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%
$2,139,800
$2.1M
Cap Rate 7%
$1,528,429
$1.5M
Cap Rate 9%
$1,188,778
$1.2M
Market Conditions
NOI Build-Up for 7,480 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
$161.6K $21.60/SF
− Vacancy
−$8.7K −$1.17/SF
EGI
$152.8K $20.43/SF
− OpEx
−$45.9K −$6.13/SF
NOI
$107.0K $14.30/SF
Area
Madison, WI
Vacancy
5.40%
Lease Rate
$21.60 /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%
$2,139,800
Cap Rate 7%
$1,528,429
Cap Rate 9%
$1,188,778
Alternative Uses
Best Use
Retail
$1.53M
$1.34M – $1.78M
NOI $106,990 @ 7.0% cap · market cap 8.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.19M
$1.91M – $2.55M
NOI $152,951 @ 7.0% cap · market cap 12.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
881
Businesses Nearby
Explore this area
Business Placement
Demographics for 53704, WI
47,066
Population
22,740
Households
2.1
Avg Household Size
38
Median Age
49%
College-Educated
96%
High-School Grad
21.9 sq mi
ZIP Area
2,149
Density / Sq Mi
$75,007
Median Household Income
$47,665
Median Earnings
$1,231
Median Rent
$289,000
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?
Retail space - Existing commercial building on a nearly one-acre parcel with C-2 zoning and a TOD overlay.
Where is this retail space located?
The property is located at 3773 East Washington Avenue Madison, WI.
What is the asking price?
The asking price for this property is $1,190,476.
What are key features of this property?
This property features: 7,480 SF retail building; 0.99‑acre parcel; Built in 1970
