Live-Work Property With
For Sale
Under Contract
$234,500
410 State Road 133, Boscobel, WI 53805
Business/Comm, Boscobel, WI
Property Size2,880 SF
Lot Size1.65 Acres
Price / SF$81.42
Days on Market26
Property Features for 410 State Road 133
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B2
Lot features
Near Major Highway
Directions
State Road 133
Subdivision
BOSCOBEL - C
Standard status
Active Under Contract
APN
206-01236-0000
Size
2,880 SF
Lot size
1.65 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2424
Building Details
Number of units
1
Roof type
Metal
Listing Agency:
Jon Miles Real Estate
(608) 822-4700
Listed By:
Gregg Davis · License #8958594
(608) 642-2796
Added: Aug 7
Changed: Aug 31
Last Checked: Sep 1 at 4:06AM
MLS# 2025817
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 2,880-square-foot live-work property includes living quarters and a shop, supporting an arrangement where an owner can reside on-site while operating a business. The living area has both forced-air and in-floor heating. A natural gas unit is available for connection in the shop, and the building has a metal roof.
The property occupies 1.65 acres at 410 State Road 133 in Boscobel, Wisconsin. On-site parking is available, and the property carries B2 zoning. A conditional use permit from the City of Boscobel allows the owners to live in the building and operate their business there.
The property occupies 1.65 acres at 410 State Road 133 in Boscobel, Wisconsin. On-site parking is available, and the property carries B2 zoning. A conditional use permit from the City of Boscobel allows the owners to live in the building and operate their business there.
Key Highlights
- 2,880‑square‑foot live‑work property with living quarters and a commercial shop
- 1.65‑acre parcel at 410 State Road 133, Boscobel, WI 53805
- B2 zoning supports the property’s commercial classification
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
$19,872
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
8.47%
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%
$397,440
$397.4K
Cap Rate 7%
$283,886
$283.9K
Cap Rate 9%
$220,800
$220.8K
Market Conditions
NOI Build-Up for 2,880 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
$34.6K $12.00/SF
− Vacancy
−$2.8K −$0.96/SF
EGI
$31.8K $11.04/SF
− OpEx
−$11.9K −$4.14/SF
NOI
$19.9K $6.90/SF
Area
Grant County, WI
Vacancy
8.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$397,440
Cap Rate 7%
$283,886
Cap Rate 9%
$220,800
Alternative Uses
Best Use
Office B
$570.8K
$499.5K – $666.0K
NOI $39,958 @ 7.0% cap · market cap 17.04%
Second Best
Mixed Use
$283.9K
$248.4K – $331.2K
NOI $19,872 @ 7.0% cap · market cap 8.47%
Theoretical Best
Office A
$797.3K
$697.7K – $930.2K
NOI $55,812 @ 7.0% cap · market cap 23.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
251
Businesses Nearby
Explore this area
Business Placement
Demographics for 53805, WI
5,395
Population
2,358
Households
2.3
Avg Household Size
41
Median Age
16%
College-Educated
89%
High-School Grad
131.9 sq mi
ZIP Area
41
Density / Sq Mi
$57,137
Median Household Income
$36,425
Median Earnings
$687
Median Rent
$147,300
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - B2-zoned property combines living quarters with a commercial shop and on-site parking.
Where is this live-work space located?
The property is located at 410 State Road 133 Boscobel, WI.
What is the asking price?
The asking price for this property is $234,500.
What are key features of this property?
This property features: 2,880‑square‑foot live‑work property with living quarters and a commercial shop; 1.65‑acre parcel at 410 State Road 133, Boscobel, WI 53805; B2 zoning supports the property’s commercial classification
