Industrial Warehouse with Office-Lab
For Sale
$2,400,000
401 E Conde Street, Janesville, WI 53546
Business/Comm, Janesville, WI
Property Size30,000 SF
Lot Size3.20 Acres
Price / SF$80
Days on Market113
Property Features for 401 E Conde Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
M2
Interior features
Loading dock(s), Overhead doors, Private Restrooms, 3 phase electric
Lot features
Business district, Free standing, Industrial park, Near Major Highway
Directions
Take I-39 S/I-90 E to E Racine St in Janesville. Take exit 175 from I-39 S/I-90 E. Take Palmer Dr and Beloit Ave to E Conde St
Subdivision
JANESVILLE - C
Standard status
Active
APN
241 0307100018
Size
30,000 SF
Lot size
3.20 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
28095
Amenities
security system
automatic gate
fiber optic
Building Details
Year built
1995
Number of units
1
Roof type
Metal
Listing Agency:
American, REALTORS
(608) 834-2600
Listed By:
David Baehr · License #5260990
(608) 213-6686
Added: May 12
Changed: Aug 31
Last Checked: Sep 1 at 8:06AM
MLS# 2004822
Copyright © 2026 REALTORS® Association of South Central Wisconsin. 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 30,000-square-foot industrial warehouse includes 7,406 square feet of office and lab space alongside a 22,594-square-foot warehouse area. The warehouse features 24-foot ceilings, two loading docks, one overhead door, and a maintained metal roof. Interior improvements include private restrooms and three-phase electric service.
The property is equipped with 1,800 amps, a 300 kVA ABB transformer, NFPA 13 fire sprinklers, municipal water and sewer, and multiple fiber providers. Security features include perimeter fencing with razor wire, an automatic gate, and a security system. The site provides 38 parking stalls, with additional expansion room, and completed plans are available for a 26,000-square-foot expansion. Located in Janesville, Wisconsin, the facility is also identified as being within an Opportunity Zone.
The property is equipped with 1,800 amps, a 300 kVA ABB transformer, NFPA 13 fire sprinklers, municipal water and sewer, and multiple fiber providers. Security features include perimeter fencing with razor wire, an automatic gate, and a security system. The site provides 38 parking stalls, with additional expansion room, and completed plans are available for a 26,000-square-foot expansion. Located in Janesville, Wisconsin, the facility is also identified as being within an Opportunity Zone.
Key Highlights
- 30,000 square feet with 7,406 square feet of office/lab space and 22,594 square feet of warehouse area
- 24‑foot warehouse ceilings with 2 docks and 1 overhead door
- 1,800 amps and a 300 kVA ABB transformer
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
$94,676
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
3.94%
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%
$1,893,520
$1.9M
Cap Rate 7%
$1,352,514
$1.4M
Cap Rate 9%
$1,051,956
$1.1M
Market Conditions
NOI Build-Up for 30,000 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
$122.4K $4.08/SF
− Vacancy
−$11.0K −$0.37/SF
EGI
$111.4K $3.71/SF
− OpEx
−$16.7K −$0.56/SF
NOI
$94.7K $3.16/SF
Area
Rock County, WI
Vacancy
9.00%
Lease Rate
$4.08 /SF/Yr
Expense Ratio
15.00%
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%
$1,893,520
Cap Rate 7%
$1,352,514
Cap Rate 9%
$1,051,956
Alternative Uses
Best Use
Office B
$5.64M
$4.93M – $6.58M
NOI $394,605 @ 7.0% cap · market cap 16.44%
Second Best
Warehouse
$1.35M
$1.18M – $1.58M
NOI $94,676 @ 7.0% cap · market cap 3.94%
Theoretical Best
Office A
$7.21M
$6.31M – $8.41M
NOI $504,648 @ 7.0% cap · market cap 21.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24 ft
Clear height
2
Dock-high doors
Yes
Sprinkler system
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
87
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 53546, WI
31,190
Population
12,816
Households
2.4
Avg Household Size
41
Median Age
26%
College-Educated
95%
High-School Grad
81.1 sq mi
ZIP Area
385
Density / Sq Mi
$73,430
Median Household Income
$45,481
Median Earnings
$1,076
Median Rent
$220,100
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial facility with dedicated office and lab areas, loading infrastructure, substantial power, secure access, and municipal utilities.
Where is this warehouse located?
The property is located at 401 E Conde Street Janesville, WI.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: 30,000 square feet with 7,406 square feet of office/lab space and 22,594 square feet of warehouse area; 24‑foot warehouse ceilings with 2 docks and 1 overhead door; 1,800 amps and a 300 kVA ABB transformer
