Mixed-Use Building with
For Sale
$1,500,000
433 Broad St, Lake Geneva, WI 53147
Central Business District property offers retail, office, service, and upper-level residential or office-suite configuration.
Property Size3,800 SF
Price / SF$394.74
Days on Market21
Property Features for 433 Broad St
General Information
Standard status
Active
Size
3,800 SF
Taxes and HOA fees
Annual Taxes
$8,769
Listing Agency:
Compass Wisconsin-Lake Geneva
(262) 215-8120
Listed By:
Shannon Blay
(262) 215-8120
Source:
Exprealty
Added: Aug 2
Changed: Aug 22
Last Checked: Aug 22 at 9:40AM
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 Compass Wisconsin-Lake Geneva
Investment Insights
Based on property information with market context.
This 3,800-square-foot mixed-use property includes 2,400 square feet on the main level and 1,200 square feet upstairs. The ground floor is configured for retail, office, or service use and includes a walk-in cooler, kitchen preparation area, and one-car garage. The upper floor contains a furnished three-bedroom apartment or executive office suites, with separate interior and exterior access, a full kitchen, bathroom, and living area. The sale includes the real estate only; business inventory is excluded.
The property fronts Broad Street for 101 linear feet within the Central Business District. Approximately 7,200 vehicles pass the site daily, and the property provides 11 on-site parking spaces. The combination of commercial space, upper-level accommodations, dedicated parking, and street exposure supports multiple mixed-use configurations.
The property fronts Broad Street for 101 linear feet within the Central Business District. Approximately 7,200 vehicles pass the site daily, and the property provides 11 on-site parking spaces. The combination of commercial space, upper-level accommodations, dedicated parking, and street exposure supports multiple mixed-use configurations.
Key Highlights
- 3,800 SF mixed‑use property with 2,400 SF main level and 1,200 SF upper level
- 101 ft. of Broad Street frontage in the Central Business District
- Approximately 7,200 vehicles pass daily, according to WisDOT
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
$47,196
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
3.15%
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%
$943,920
$943.9K
Cap Rate 7%
$674,229
$674.2K
Cap Rate 9%
$524,400
$524.4K
Market Conditions
NOI Build-Up for 3,800 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
$82.1K $21.60/SF
− Vacancy
−$6.6K −$1.73/SF
EGI
$75.5K $19.87/SF
− OpEx
−$28.3K −$7.45/SF
NOI
$47.2K $12.42/SF
Area
Walworth County, WI
Vacancy
8.00%
Lease Rate
$21.60 /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%
$943,920
Cap Rate 7%
$674,229
Cap Rate 9%
$524,400
Alternative Uses
Best Use
Mixed Use
$674.2K
$590.0K – $786.6K
NOI $47,196 @ 7.0% cap · market cap 3.15%
Second Best
Office B
$476.4K
$416.8K – $555.8K
NOI $33,345 @ 7.0% cap · market cap 2.22%
Theoretical Best
Specialty Retail
$733.3K
$641.7K – $855.6K
NOI $51,334 @ 7.0% cap · market cap 3.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
971
Businesses Nearby
Explore this area
Business Placement
Demographics for 53147, WI
17,859
Population
11,455
Households
1.6
Avg Household Size
47
Median Age
40%
College-Educated
93%
High-School Grad
69.8 sq mi
ZIP Area
256
Density / Sq Mi
$83,018
Median Household Income
$45,399
Median Earnings
$1,277
Median Rent
$337,000
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Central Business District property offers retail, office, service, and upper-level residential or office-suite configuration.
Where is this mixed-use property located?
The property is located at 433 Broad St Lake Geneva, WI.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 3,800 SF mixed‑use property with 2,400 SF main level and 1,200 SF upper level; 101 ft. of Broad Street frontage in the Central Business District; Approximately 7,200 vehicles pass daily, according to WisDOT
