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    401 MAIN STREET, Mosinee, WI 54455

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    For Sale
    $399,000

    COMMERCIAL - Mosinee, WI

    Property size:
    2,056 SF
    Price / SF:
    $194/SF
    Added:
    Oct 8, 2024
    Days on Market:
    597
    Last Refresh:
    May 27 at 12:06 am

    Property Features for 401 MAIN STREET

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Size
    2,056 SF

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    2008
    Building materials
    Brick, Vinyl
    Roof type
    Shingle

    We can help!

    Listing Contact
    ANNE RUEB

    Listing agent ANNE RUEB License #89399-94

    Listing office YOUR CHOICE REALTY.net 2411 Midway Blvd., Wausau, WI

    Listing date Oct 8, 2024

    MLS# 22404835

    Copyright © 2026 Central Wisconsin MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Profitable business with a high‑quality commercial building built in 2008.
    • Established business (since 1997) with a history of steady growth, positive cash flow, and profits.
    • Prime location on Mosinee's Historical Main Street with high traffic flow, visibility, and a dedicated parking lot.
    • Includes all business assets: inventory, six salon stations, client databases, phone/scheduling systems, signage, and accounts receivable.
    • Commercial building features a reception area, salon stations, nail/pedicure rooms, inventory room, and a licensed commercial kitchen in the basement (potential rental income).
    • Seller willing to assist with transition by staying on as a stylist/manager and potential financing options.

    Overview

    This commercial building, constructed in 2008, presents an opportunity to own a profitable business. Located on Mosinee's Historical Main Street, the property benefits from high traffic flow, visibility, and a corner intersection location with a dedicated parking lot. The building's main floor features a reception area, six salon stations with sinks, two separate nail and pedicure technician rooms, and an inventory/utility room. The lower level includes a licensed kitchen, which has previously been leased to a baking company and could serve as an additional income source if leased again. The assets included in the sale of the business are the commercial building, a steady stream of historical income, all inventory, six salon stations, accounts receivable, client databases, phone system, scheduling systems, all signage, and a commercial kitchen in the basement. Design Works, established in Mosinee in 1997, has been a reputable and successful business serving clients from central Wisconsin. The property size is 2056 square feet. The current owner is planning their retirement and is willing to stay on for a period of time, as a stylist/manager to help with the transition and aid the new owner in their success.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $295.4K
    NOI $26,590 @ 9.00% cap · cautious / downside scenario
    Moderate
    $379.9K
    NOI $26,590 @ 7.00% cap · market / base-case scenario
    Aggressive
    $531.8K
    NOI $26,590 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $37.0k $18.00
    − Vacancy −$1.6k −$0.76
    EGI $35.5k $17.24
    − OpEx −$8.9k −$4.31
    NOI $26.6k $12.93
    2,056 SF · lease $18.00/SF/yr · vacancy 4.20% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $379.9K
    $332.4K – $443.2K (±1% cap)
    NOI $26,590 @ 7.0% cap · market cap 6.66%
    Second Best
    Retail
    $295.4K
    $258.5K – $344.7K (±1% cap)
    NOI $20,681 @ 7.0% cap · market cap 5.18%
    Theoretical Best
    —
    —
    same as Best Use
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Mosinee
    County
    Marathon
    State
    Wisconsin
    Longitude
    -89.703229
    Latitude
    44.793446

    FAQs

    What type of property is this?
    Retail space - Successful business with high-quality commercial building on Mosinee's Main Street.
    Where is this retail space located?
    The property is located at 401 MAIN STREET Mosinee, WI.
    What is the asking price?
    The asking price for this property is $399,000.
    What are key features of this property?
    This property features: Profitable business with a high‑quality commercial building built in 2008.; Established business (since 1997) with a history of steady growth, positive cash flow, and profits.; Prime location on Mosinee's Historical Main Street with high traffic flow, visibility, and a dedicated parking lot.
    (715) 492-6984
    We can help!
    Listing Contact
    ANNE RUEB
    Real Estate License ID: 89399-94
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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