Mixed-Use Income
For Sale
Contact for pricing
445 W Main, Dickeyville, WI 53808
Multifamily units plus an additional commercial storefront, all currently occupied with on-site parking for tenants and customers.
Property Size2,902 SF
Price / SF$168.50
Days on Market58
Property Features for 445 W Main
General Information
Standard status
Active
Size
2,902 SF
Property subtype
Retail, Multifamily
Zoning
B2
Occupancy
100%
Additional Details
Business Included
Yes
Highway Access
Yes
Multifamily Units
5
Building Details
Year Built
1900
Stories
3
Tenancy
Multi
Listing Agency:
Ruhl & Ruhl Realtors
Listed By:
Liz Abramsky · License #79171-94
Source:
Crexi
Added: Jun 11
Changed: Jul 10
Last Checked: Aug 6 at 6:59AM
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 Ruhl & Ruhl Realtors
Investment Insights
Based on property information with market context.
The property is a B2 mixed-use income asset consisting of two parcels and multiple income-producing spaces. It includes five rental units alongside an additional commercial storefront. On the main level, there are two apartments: one 1-bedroom and one 2-bedroom, each with 1 bath, a washer and dryer, and a window A/C unit. The commercial space on the main level features a half bath and includes a washer and dryer, furnace, and central A/C. The second level has two 1-bedroom, 1-bath apartments, each with a washer, dryer, and window A/C. A finished lower level adds one 2-bedroom, 1-bath apartment with a washer and dryer, window A/C, and furnace.
Located at 445 W Main in Dickeyville, the property is described as high-visibility with convenient access just minutes from Highway 151. Ample on-site parking is provided for tenants and customers.
For buyers or operators, this configuration can support a tenant mix across residential and commercial uses, with all units noted as currently occupied. For showings, a minimum 72-hour notice is required.
Located at 445 W Main in Dickeyville, the property is described as high-visibility with convenient access just minutes from Highway 151. Ample on-site parking is provided for tenants and customers.
For buyers or operators, this configuration can support a tenant mix across residential and commercial uses, with all units noted as currently occupied. For showings, a minimum 72-hour notice is required.
Key Highlights
- B2 commercial property with two parcels (116‑00106‑0000 and 116‑00107‑0000).
- Five income‑producing rental units plus an additional commercial storefront, all currently occupied.
- Main level: two units (one 1‑bedroom and one 2‑bedroom), each with 1 bath, washer/dryer, and window A/C.
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
$37,514
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
7.67%
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%
$750,280
$750.3K
Cap Rate 7%
$535,914
$535.9K
Cap Rate 9%
$416,822
$416.8K
Market Conditions
NOI Build-Up for 2,902 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
$55.0K $18.96/SF
− Vacancy
−$1.4K −$0.49/SF
EGI
$53.6K $18.47/SF
− OpEx
−$16.1K −$5.54/SF
NOI
$37.5K $12.93/SF
Area
Grant County, WI
Vacancy
2.60%
Lease Rate
$18.96 /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%
$750,280
Cap Rate 7%
$535,914
Cap Rate 9%
$416,822
Alternative Uses
Best Use
Retail
$535.9K
$468.9K – $625.2K
NOI $37,514 @ 7.0% cap · market cap 7.67%
Second Best
Apartment 5plus
$334.8K
$293.0K – $390.6K
NOI $23,436 @ 7.0% cap · market cap 4.79%
Theoretical Best
Office A
$803.4K
$703.0K – $937.3K
NOI $56,238 @ 7.0% cap · market cap 11.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
90
Businesses Nearby
Explore this area
Business Placement
Demographics for 53808, WI
1,041
Population
423
Households
2.5
Avg Household Size
42
Median Age
23%
College-Educated
95%
High-School Grad
2.5 sq mi
ZIP Area
416
Density / Sq Mi
$67,500
Median Household Income
$40,441
Median Earnings
$699
Median Rent
$183,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Multifamily units plus an additional commercial storefront, all currently occupied with on-site parking for tenants and customers.
Where is this apartment building located?
The property is located at 445 W Main Dickeyville, WI.
What is the asking price?
The asking price for this property is $489,000.
What are key features of this property?
This property features: B2 commercial property with two parcels (116‑00106‑0000 and 116‑00107‑0000).; Five income‑producing rental units plus an additional commercial storefront, all currently occupied.; Main level: two units (one 1‑bedroom and one 2‑bedroom), each with 1 bath, washer/dryer, and window A/C.
