Flex Space with Private
New
For Sale
$389,900
4323 & 4325 Duraform Lane, Windsor, WI 53598
COMMERCIAL - Windsor, WI
Property Size2,500 SF
Price / SF$155.96
Days on Market4
Property Features for 4323 & 4325 Duraform Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
G2
Security features
Security Lighting
Interior features
Overhead doors, Truck dr(s) 15ft or lower, Private Restrooms, 3 phase electric, Inside storage, Security lighting, Garage Door Opener, Landscaped
Lot features
Business district, Industrial park, Corner, Near Major Highway
Directions
From Hwy 19, turn North onto North Towne, units are on the left.
Subdivision
DEFOREST - V
Standard status
Active
APN
0910-324-2523-1
Size
2,500 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2841
Amenities
half bath
utility sink
exterior hose bib
Lutron smart lighting
MyQ smart garage door openers
security cameras
high-speed internet/Wi-Fi
Building Details
Year built
2022
Number of units
4
Roof type
Composition
Additional Structures
Storage
Listing Agency:
Realty Executives Cooper Spransy · Realty Executives International
(608) 661-7900
Listed By:
Vicki Chaussee · License #9636794
(608) 358-0733
Added: Aug 7
Changed: Aug 10
Last Checked: Aug 10 at 6:06PM
MLS# 2029994
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 2,500-square-foot flex space is configured as a double commercial condo with warehouse and office components. Built in 2022, the unit includes two 12-foot overhead garage doors, epoxy flooring, warehouse HVAC, and a private 12-by-20 office with its own heating and air-conditioning system, entrance, and overhead storage. A half bath, utility sink with hot and cold water, exterior hose bib, smart lighting, garage door openers, and security cameras add practical functionality. The property also features an LP SmartSide and brick exterior, composition roofing, three-phase electric, and interior storage. High-speed internet and Wi-Fi service is available through TDS. The two parcels, identified as 0-1 and 0, are being conveyed together. Zoning is G2.
Key Highlights
- 2,500 square feet of flex and warehouse space with a private 12x20 office
- Two 12‑foot overhead garage doors with MyQ smart openers
- Warehouse HVAC plus separate heating and A/C for the private office
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
$34,587
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
8.87%
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%
$691,740
$691.7K
Cap Rate 7%
$494,100
$494.1K
Cap Rate 9%
$384,300
$384.3K
Market Conditions
NOI Build-Up for 2,500 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
$54.9K $21.96/SF
− Vacancy
−$8.8K −$3.51/SF
EGI
$46.1K $18.45/SF
− OpEx
−$11.5K −$4.61/SF
NOI
$34.6K $13.83/SF
Area
Dane County, WI
Vacancy
16.00%
Lease Rate
$21.96 /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%
$691,740
Cap Rate 7%
$494,100
Cap Rate 9%
$384,300
Alternative Uses
Best Use
Office B
$494.1K
$432.3K – $576.5K
NOI $34,587 @ 7.0% cap · market cap 8.87%
Second Best
Warehouse
$425.8K
$372.6K – $496.7K
NOI $29,804 @ 7.0% cap · market cap 7.64%
Theoretical Best
Office A
$580.9K
$508.3K – $677.8K
NOI $40,666 @ 7.0% cap · market cap 10.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
182
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 53598, WI
4,033
Population
1,666
Households
2.4
Avg Household Size
35
Median Age
33%
College-Educated
92%
High-School Grad
3.1 sq mi
ZIP Area
1,301
Density / Sq Mi
$100,119
Median Household Income
$60,136
Median Earnings
$1,470
Median Rent
$373,300
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.
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Frequently Asked Questions
What type of property is this?
Flex space - HVAC-equipped commercial unit with a dedicated office, overhead storage, and separate entrance.
Where is this flex space located?
The property is located at 4323 & 4325 Duraform Lane Windsor, WI.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: 2,500 square feet of flex and warehouse space with a private 12x20 office; Two 12‑foot overhead garage doors with MyQ smart openers; Warehouse HVAC plus separate heating and A/C for the private office
