Mixed-Use Building With
New
For Sale
$725,000
440 1st St, Random Lake, WI 53075
N, Random Lake, WI
Property Size4,299 SF
Lot Size0.28 Acres
Price / SF$168.64
Days on Market1
Property Features for 440 1st St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
From 57 - West on 144, North on Carroll St., West on 1st St. to 440 1st St.
Standard status
Active
APN
59176740800
Size
4,299 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2794
Amenities
full/clean basement
updated rough-ins for electrical, plumbing & structural improvements
all-new windows, siding, roof
3-car garage
open-concept loft
3-BR, 1-BA apartment
Building Details
Year built
1890
Architectural style
Other
Listing Agency:
Shorewest Realtors, Inc.
(262) 255-2800
Listed By:
Renee Kolbeck · License #78844-94
(262) 510-4670
Added: Sep 4
Last Checked: Sep 4 at 9:06PM
MLS# 1979200
Copyright © 2026 Metro MLS. 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.
Located at 440 1st St in Random Lake, this 4,299-square-foot mixed-use property was built in 1890 and carries Commercial zoning. The building includes a full basement, updated rough-ins for electrical, plumbing, and structural work, plus new windows, siding, and roofing. These improvements provide a defined starting point for future interior planning.
A large three-car garage adds functional workspace, storage, and an open loft area that can accommodate offices, studio space, or additional storage. The property also contains a three-bedroom, one-bath apartment, creating an option for on-site occupancy or rental income. Set on 0.28 acres in Sheboygan County, the property combines commercial space, support areas, and residential accommodations within one asset.
A large three-car garage adds functional workspace, storage, and an open loft area that can accommodate offices, studio space, or additional storage. The property also contains a three-bedroom, one-bath apartment, creating an option for on-site occupancy or rental income. Set on 0.28 acres in Sheboygan County, the property combines commercial space, support areas, and residential accommodations within one asset.
Key Highlights
- 4,299 SF mixed‑use property on 0.28 acres
- Commercial zoning in Random Lake, WI
- Three‑bedroom, one‑bath apartment included
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
$47,483
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
6.55%
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%
$949,660
$949.7K
Cap Rate 7%
$678,329
$678.3K
Cap Rate 9%
$527,589
$527.6K
Market Conditions
NOI Build-Up for 4,299 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
$69.6K $16.20/SF
− Vacancy
−$1.8K −$0.42/SF
EGI
$67.8K $15.78/SF
− OpEx
−$20.3K −$4.73/SF
NOI
$47.5K $11.05/SF
Area
Sheboygan County, WI
Vacancy
2.60%
Lease Rate
$16.20 /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%
$949,660
Cap Rate 7%
$678,329
Cap Rate 9%
$527,589
Alternative Uses
Best Use
Retail
$678.3K
$593.5K – $791.4K
NOI $47,483 @ 7.0% cap · market cap 6.55%
Second Best
Mixed Use
$423.8K
$370.8K – $494.4K
NOI $29,663 @ 7.0% cap · market cap 4.09%
Theoretical Best
Office A
$936.9K
$819.8K – $1.09M
NOI $65,585 @ 7.0% cap · market cap 9.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
134
Businesses Nearby
467
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Napa Auto Parts
Shops & Services
467 visits/mo
0.3 miles
Demographics for 53075, WI
3,219
Population
1,475
Households
2.2
Avg Household Size
48
Median Age
24%
College-Educated
94%
High-School Grad
36.5 sq mi
ZIP Area
88
Density / Sq Mi
$90,917
Median Household Income
$49,385
Median Earnings
$890
Median Rent
$273,000
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercially zoned property with a three-bedroom apartment, full basement, and lofted garage space.
Where is this mixed-use property located?
The property is located at 440 1st St Random Lake, WI.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 4,299 SF mixed‑use property on 0.28 acres; Commercial zoning in Random Lake, WI; Three‑bedroom, one‑bath apartment included
