Transit-Oriented Commercial
For Sale
$2,212,656
439 Grand Cyn, Madison, WI 53719
Two adjacent parcels offer a level, buildable development site in a TOD/SE zoned district.
Property Size5,575 SF
Price / SF$396.89
Days on Market11
Property Features for 439 Grand Cyn
General Information
Standard status
Active
Size
5,575 SF
Property subtype
Commercial
Building Details
Year Built
1979
Listing Agency:
Mardi O'Brien Real Estate Inc.
Listed By:
Nancy Mistele · License #5229690
Source:
Madisonareahomesforsale
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 29 at 10:38PM
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 Mardi O'Brien Real Estate Inc.
Investment Insights
Based on property information with market context.
This assemblage combines two adjoining parcels into approximately 1.323 acres of level, buildable commercial land. The larger parcel contributes approximately 41,650 SF (.956 acre) with 174 feet of street frontage, while the adjoining parcel adds approximately 16,000 SF (.367 acre) and 80 feet of frontage. Together, the site provides approximately 57,650 SF and 254 feet of frontage.
The property is located in Madison’s westside area within a TOD/SE zoned district identified for multifamily and commercial development. It is near major traffic corridors, shopping, restaurants, and employment centers, with Beltline access and a major bus transit station one block away. The business is not included.
The property is located in Madison’s westside area within a TOD/SE zoned district identified for multifamily and commercial development. It is near major traffic corridors, shopping, restaurants, and employment centers, with Beltline access and a major bus transit station one block away. The business is not included.
Key Highlights
- Two adjacent parcels totaling approximately 1.323 acres and 57,650 SF
- Combined street frontage of 254 feet
- Larger parcel: approximately 41,650 SF (.956 acre) with 174 feet of frontage
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
$79,742
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
3.60%
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%
$1,594,840
$1.6M
Cap Rate 7%
$1,139,171
$1.1M
Cap Rate 9%
$886,022
$886.0K
Market Conditions
NOI Build-Up for 5,575 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
$120.4K $21.60/SF
− Vacancy
−$6.5K −$1.17/SF
EGI
$113.9K $20.43/SF
− OpEx
−$34.2K −$6.13/SF
NOI
$79.7K $14.30/SF
Area
Madison, WI
Vacancy
5.40%
Lease Rate
$21.60 /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%
$1,594,840
Cap Rate 7%
$1,139,171
Cap Rate 9%
$886,022
Alternative Uses
Best Use
Retail
$1.14M
$996.8K – $1.33M
NOI $79,742 @ 7.0% cap · market cap 3.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.63M
$1.42M – $1.90M
NOI $113,998 @ 7.0% cap · market cap 5.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,822
Businesses Nearby
Explore this area
Business Placement
Demographics for 53719, WI
32,151
Population
16,160
Households
2
Avg Household Size
35
Median Age
61%
College-Educated
96%
High-School Grad
10.2 sq mi
ZIP Area
3,152
Density / Sq Mi
$92,223
Median Household Income
$59,334
Median Earnings
$1,429
Median Rent
$349,300
Median Home Value
Market
Vacancy Rate% for Retail 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?
Commercial land - Two adjacent parcels offer a level, buildable development site in a TOD/SE zoned district.
Where is this commercial land located?
The property is located at 439 Grand Cyn Madison, WI.
What is the asking price?
The asking price for this property is $2,212,656.
What are key features of this property?
This property features: Two adjacent parcels totaling approximately 1.323 acres and 57,650 SF; Combined street frontage of 254 feet; Larger parcel: approximately 41,650 SF (.956 acre) with 174 feet of frontage
