Storage Condo Unit with Overhead
For Sale
$239,900
4-6364 Cross Road, Winneconne, WI 54986
Purpose-built storage condo unit with 14' and 12' x 10' overhead doors and 16' exterior wall height.
Property Size2,400 SF
Price / SF$99.96
Days on Market209
Property Features for 4-6364 Cross Road
General Information
Standard status
Active
Size
2,400 SF
Warehouse & Industrial
Clear Height
16 ft
Drive-In Doors
2
Taxes and HOA fees
Annual Taxes
$49
Listing Agency:
Beiser Realty, LLC
(920) 582-4011
Listed By:
Dennis M. Biggar · License #9056064
(920) 379-4531
Source:
Exprealty
Added: Feb 13
Changed: Aug 20
Last Checked: Sep 10 at 10:30AM
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 Beiser Realty, LLC
Investment Insights
Based on property information with market context.
This purpose-built storage condo unit is designed for lock-and-leave ownership and includes a spacious 40' x 60' footprint with a 16' exterior wall height. The unit is served by two overhead doors: a 14' x 14' door and a 12' x 10' door, supporting flexible storage access.
The property configuration includes extra-wide private roads and 24' driveways intended to provide easier maneuvering. Condo association responsibilities include road upkeep and a water system from a pump house to the individual properties.
An appropriate fit for storing RVs, boats, vehicles, and recreational items in a clean, secure environment, this unit is part of the Winneconne Storage Condos project.
The property configuration includes extra-wide private roads and 24' driveways intended to provide easier maneuvering. Condo association responsibilities include road upkeep and a water system from a pump house to the individual properties.
An appropriate fit for storing RVs, boats, vehicles, and recreational items in a clean, secure environment, this unit is part of the Winneconne Storage Condos project.
Key Highlights
- Premier A storage condo with a 40' x 60' footprint and 16' exterior wall height
- Includes a 14' x 14' overhead door and a 12' x 10' overhead door
- Extra‑wide 28' private roads and 24' driveways for easy access and maneuvering
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
$21,700
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
9.05%
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%
$434,000
$434.0K
Cap Rate 7%
$310,000
$310.0K
Cap Rate 9%
$241,111
$241.1K
Market Conditions
NOI Build-Up for 2,400 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
$33.7K $14.04/SF
− Vacancy
−$2.7K −$1.12/SF
EGI
$31.0K $12.92/SF
− OpEx
−$9.3K −$3.88/SF
NOI
$21.7K $9.04/SF
Area
Winnebago County, WI
Vacancy
8.00%
Lease Rate
$14.04 /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%
$434,000
Cap Rate 7%
$310,000
Cap Rate 9%
$241,111
Alternative Uses
Best Use
Self Storage
$310.0K
$271.3K – $361.7K
NOI $21,700 @ 7.0% cap · market cap 9.05%
Second Best
Warehouse
$206.1K
$180.3K – $240.5K
NOI $14,427 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$518.0K
$453.3K – $604.3K
NOI $36,260 @ 7.0% cap · market cap 15.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
16 ft
Clear height
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 54986, WI
5,138
Population
2,628
Households
2
Avg Household Size
49
Median Age
31%
College-Educated
96%
High-School Grad
29.0 sq mi
ZIP Area
177
Density / Sq Mi
$90,479
Median Household Income
$55,862
Median Earnings
$905
Median Rent
$280,500
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Purpose-built storage condo unit with 14' and 12' x 10' overhead doors and 16' exterior wall height.
Where is this self storage facility located?
The property is located at 4-6364 Cross Road Winneconne, WI.
What is the asking price?
The asking price for this property is $239,900.
What are key features of this property?
This property features: Premier A storage condo with a 40' x 60' footprint and 16' exterior wall height; Includes a 14' x 14' overhead door and a 12' x 10' overhead door; Extra‑wide 28' private roads and 24' driveways for easy access and maneuvering
