Contractor Shop Flex
For Sale
$215,000
4-7539 Us Highway 14, Arena, WI 53503
Unit 4 supports office, storage, and contractor operations under current CUPs.
Property Size1,525 SF
Price / SF$140.98
Days on Market208
Property Features for 4-7539 Us Highway 14
General Information
Standard status
Active
Size
1,525 SF
Listing Agency:
Rodina Real Estate LLC
(608) 279-7017
Listed By:
Aaron Boehnen · License #11217894
(608) 279-7017
Source:
Exprealty
Added: Feb 4
Changed: Aug 30
Last Checked: Aug 30 at 5:40PM
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 Rodina Real Estate LLC
Investment Insights
Based on property information with market context.
Unit 4 comprises approximately 1,525 SF within an 8-unit commercial condominium project on 1.746 acres. The space is configured for contractor shop use, with current CUPs covering office, storage, and operations for multiple contractor and trade activities. The broader project has approvals for professional office, trade, contractor, service, warehouse, and office/storage uses.
Current use is restricted to office and storage, with no on-site sales. Additional CUPs may be considered by the Town or County. The driveway entrance must be completed to DOT-approved specifications before closing. Association documents govern signage and shared easements, and a multi-unit purchase option is available.
Current use is restricted to office and storage, with no on-site sales. Additional CUPs may be considered by the Town or County. The driveway entrance must be completed to DOT-approved specifications before closing. Association documents govern signage and shared easements, and a multi-unit purchase option is available.
Key Highlights
- Unit 4 offers approximately 1,525 SF of commercial contractor shop condo space
- Located within a 1.746‑acre, 8‑unit commercial condominium project
- Current CUPs cover office, storage, and operations for multiple contractor and trade uses
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
$12,692
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
5.90%
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%
$253,840
$253.8K
Cap Rate 7%
$181,314
$181.3K
Cap Rate 9%
$141,022
$141.0K
Market Conditions
NOI Build-Up for 1,525 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
$20.1K $13.20/SF
− Vacancy
−$604 −$0.40/SF
EGI
$19.5K $12.80/SF
− OpEx
−$6.8K −$4.48/SF
NOI
$12.7K $8.32/SF
Area
Iowa County, WI
Vacancy
3.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
35.00%
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%
$253,840
Cap Rate 7%
$181,314
Cap Rate 9%
$141,022
Alternative Uses
Best Use
Flex RnD
$181.3K
$158.7K – $211.5K
NOI $12,692 @ 7.0% cap · market cap 5.90%
Second Best
Warehouse
$139.7K
$122.2K – $163.0K
NOI $9,777 @ 7.0% cap · market cap 4.55%
Theoretical Best
Office A
$445.5K
$389.8K – $519.7K
NOI $31,183 @ 7.0% cap · market cap 14.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 53503, WI
1,923
Population
879
Households
2.2
Avg Household Size
43
Median Age
26%
College-Educated
94%
High-School Grad
56.4 sq mi
ZIP Area
34
Density / Sq Mi
$85,900
Median Household Income
$47,431
Median Earnings
$975
Median Rent
$229,800
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?
Flex space - Unit 4 supports office, storage, and contractor operations under current CUPs.
Where is this flex space located?
The property is located at 4-7539 Us Highway 14 Arena, WI.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: Unit 4 offers approximately 1,525 SF of commercial contractor shop condo space; Located within a 1.746‑acre, 8‑unit commercial condominium project; Current CUPs cover office, storage, and operations for multiple contractor and trade uses
