Corner-Lot Coffee
For Sale
$615,000
403 S Main St, West Bend, WI 53095
Updated café with indoor seating, an outdoor porch, dedicated parking, and included operating equipment.
Property Size1,981 SF
Price / SF$310.45
Days on Market37
Property Features for 403 S Main St
General Information
Standard status
Active
Size
1,981 SF
Additional Details
Business Included
Yes
Corner Location
Yes
Amenities
indoor seating
outdoor porch area
Building Details
Year Built
1951
Listing Agency:
Forward Realty Partners
(414) 331-8209
Listed By:
Angelica Hostos Garro
Source:
Nikolicgroup
Added: Jul 26
Changed: Aug 29
Last Checked: Aug 30 at 9:01PM
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 Forward Realty Partners
Investment Insights
Based on property information with market context.
This coffee shop occupies a 1951-built property with indoor customer seating and an outdoor porch area. Multiple updates and renovations have been completed, and the sale includes the equipment, furniture, and business supplies used in the operation. The property is identified with Bussiness zoning.
Positioned on a corner lot in downtown West Bend, the café includes dedicated parking and an established physical setup for continued coffee shop operations. The included furnishings and equipment provide a functional foundation for maintaining the current concept or adapting the space to a new operating vision.
Positioned on a corner lot in downtown West Bend, the café includes dedicated parking and an established physical setup for continued coffee shop operations. The included furnishings and equipment provide a functional foundation for maintaining the current concept or adapting the space to a new operating vision.
Key Highlights
- Coffee shop property built in 1951
- Corner‑lot position in downtown West Bend
- Indoor seating plus an outdoor porch area
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
$24,062
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
3.91%
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%
$481,240
$481.2K
Cap Rate 7%
$343,743
$343.7K
Cap Rate 9%
$267,356
$267.4K
Market Conditions
NOI Build-Up for 1,981 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
$35.7K $18.00/SF
− Vacancy
−$1.3K −$0.65/SF
EGI
$34.4K $17.35/SF
− OpEx
−$10.3K −$5.21/SF
NOI
$24.1K $12.15/SF
Area
Washington County, WI
Vacancy
3.60%
Lease Rate
$18.00 /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%
$481,240
Cap Rate 7%
$343,743
Cap Rate 9%
$267,356
Alternative Uses
Best Use
Retail
$343.7K
$300.8K – $401.0K
NOI $24,062 @ 7.0% cap · market cap 3.91%
Second Best
Specialty Retail
$306.9K
$268.6K – $358.1K
NOI $21,484 @ 7.0% cap · market cap 3.49%
Theoretical Best
Office A
$544.6K
$476.5K – $635.4K
NOI $38,122 @ 7.0% cap · market cap 6.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
876
Businesses Nearby
2k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 100%
TownePlace Suites by Marriott
Hotels & Casinos
1,894 visits/mo
0.4 miles
Demographics for 53095, WI
27,269
Population
12,741
Households
2.1
Avg Household Size
45
Median Age
32%
College-Educated
96%
High-School Grad
70.4 sq mi
ZIP Area
387
Density / Sq Mi
$82,219
Median Household Income
$49,779
Median Earnings
$1,015
Median Rent
$286,500
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- No Way Cafe LLC — 403 S Main St, West Bend, WI 53095
- Hometown Nutrition West Bend — 135 N 6th Ave, West Bend, WI 53095
- The Hub - Social Good Brews — 303 Water St, West Bend, WI 53095
Frequently Asked Questions
What type of property is this?
Coffee shop - Updated café with indoor seating, an outdoor porch, dedicated parking, and included operating equipment.
Where is this coffee shop located?
The property is located at 403 S Main St West Bend, WI.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: Coffee shop property built in 1951; Corner‑lot position in downtown West Bend; Indoor seating plus an outdoor porch area
