Mixed-Use Income
For Sale
$499,000
431 S Main Street, Rice Lake, WI 54868
CommercialSale, Rice Lake, WI
Property Size3,508 SF
Lot Size0.20 Acres
Price / SF$142.25
Days on Market11
Property Features for 431 S Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Rooms
Basement
Elementary school district
Rice Lake Area
Middle school district
Rice Lake Area
High school district
Rice Lake Area
Directions
Head North on S Main Street in Rice Lake, on the corner of Allen and S Main Street, you will see the property on the right hand side.
Standard status
Active
APN
276500487000
Size
3,508 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
OL 152-6 PRT OUTLOT 152 SHOWN AS LOT 1 CSM 14/65 #1992 DOC 471365 EX LOT 1 CSM 15/132 #2201 DOC 484791 (LC VENDOR: DANIEL K ORGAN DOC 900310)
Tax Annual Amount
5662
Legal Description
OL 152-6 PRT OUTLOT 152 SHOWN AS LOT 1 CSM 14/65 #1992 DOC 471365 EX LOT 1 CSM 15/132 #2201 DOC 484791 (LC VENDOR: DANIEL K ORGAN DOC 900310)
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Window Unit(s), Ductless, Central Air
Water source
Public
Building Details
Building materials
VinylSiding
Listing Agency:
Real Estate Solutions
(715) 719-0555
Listed By:
Casey Watters · License #52542-90
(715) 434-7904
Added: Sep 4
Changed: Sep 14
Last Checked: Sep 14 at 9:06PM
MLS# 1604656
Copyright © 2026 REALTORS® Association of Northwestern 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 3,508-square-foot mixed-use property includes four leased commercial spaces configured for storefront or office use and three rented apartments. Each apartment contains two bedrooms and one bathroom, creating seven separate income streams across the commercial and residential components. A detached two-car garage provides additional parking or storage capacity. The building has vinyl siding, forced-air heating, and a combination of window-unit, ductless, and central air conditioning. Public water and public sewer serve the property, and basement space is included.
The property occupies a 0.2-acre corner parcel at 431 S Main Street in Rice Lake, Wisconsin. Its position on a main street provides frontage from multiple directions, while the established commercial and residential configuration supports a diversified occupancy profile. The property is offered for sale.
The property occupies a 0.2-acre corner parcel at 431 S Main Street in Rice Lake, Wisconsin. Its position on a main street provides frontage from multiple directions, while the established commercial and residential configuration supports a diversified occupancy profile. The property is offered for sale.
Key Highlights
- 3,508‑square‑foot mixed‑use property on a 0.2‑acre parcel
- Seven income streams: four commercial spaces and three residential apartments
- Three apartments, each with two bedrooms and one bathroom
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
$36,200
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
7.25%
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%
$724,000
$724.0K
Cap Rate 7%
$517,143
$517.1K
Cap Rate 9%
$402,222
$402.2K
Market Conditions
NOI Build-Up for 3,508 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
$61.9K $17.64/SF
− Vacancy
−$13.6K −$3.88/SF
EGI
$48.3K $13.76/SF
− OpEx
−$12.1K −$3.44/SF
NOI
$36.2K $10.32/SF
Area
Barron County, WI
Vacancy
22.00%
Lease Rate
$17.64 /SF/Yr
Expense Ratio
25.00%
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%
$724,000
Cap Rate 7%
$517,143
Cap Rate 9%
$402,222
Alternative Uses
Best Use
Mixed Use
$691.6K
$605.1K – $806.8K
NOI $48,410 @ 7.0% cap · market cap 9.70%
Second Best
Office B
$517.1K
$452.5K – $603.3K
NOI $36,200 @ 7.0% cap · market cap 7.25%
Theoretical Best
Warehouse
$2.82M
$2.47M – $3.29M
NOI $197,301 @ 7.0% cap · market cap 39.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
462
Businesses Nearby
Explore this area
Business Placement
Demographics for 54868, WI
15,785
Population
7,640
Households
2.1
Avg Household Size
44
Median Age
25%
College-Educated
94%
High-School Grad
212.0 sq mi
ZIP Area
74
Density / Sq Mi
$64,567
Median Household Income
$40,474
Median Earnings
$850
Median Rent
$199,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner property combines leased commercial space with occupied residential apartments and a detached garage.
Where is this mixed-use property located?
The property is located at 431 S Main Street Rice Lake, WI.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 3,508‑square‑foot mixed‑use property on a 0.2‑acre parcel; Seven income streams: four commercial spaces and three residential apartments; Three apartments, each with two bedrooms and one bathroom
