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450 Grandview Ave, Campbellsport, WI 53010
NNN leased Piggly Wiggly with long operating history.
Property Size20,952 SF
Price / SF$135.79
Days on Market185
Property Features for 450 Grandview Ave
General Information
Standard status
Active
Size
20,952 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$199,100
Building Details
Year Built
2001
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
Legacy Realty Group Advisors, LLC
Listed By:
Daniel Baruch · License #NY
Source:
Crexi
Added: Feb 18
Changed: Aug 14
Last Checked: Aug 21 at 1:42PM
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 Legacy Realty Group Advisors, LLC
Investment Insights
Based on property information with market context.
This 20,952 square foot commercial property is currently leased to Piggly Wiggly Midwest, LLC, with the lease structured as NNN. The current lease expires on April 30, 2031, and includes one 5-year option. The base rent or net operating income (NOI) is $199,099, which equates to $9.50 per square foot. If the 5-year option is exercised, the rent will increase to $209,054, or $9.98 per square foot. The property has a 25+ year operating history. Piggly Wiggly Midwest was acquired by C&S Wholesale Grocers, one of the largest wholesale grocery distributors in the United States.
Key Highlights
- NNN Lease with Piggly Wiggly Midwest, LLC, a strong tenant acquired by C&S Wholesale Grocers.
- Base Rent/NOI: $199,099 ($9.50 PSF)**
- Remaining Lease Term: Current LXD 4/30/2031.
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
$94,419
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
3.32%
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%
$1,888,380
$1.9M
Cap Rate 7%
$1,348,843
$1.3M
Cap Rate 9%
$1,049,100
$1.0M
Market Conditions
NOI Build-Up for 20,952 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
$140.8K $6.72/SF
− Vacancy
−$5.9K −$0.28/SF
EGI
$134.9K $6.44/SF
− OpEx
−$40.5K −$1.93/SF
NOI
$94.4K $4.51/SF
Area
Fond du Lac County, WI
Vacancy
4.20%
Lease Rate
$6.72 /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%
$1,888,380
Cap Rate 7%
$1,348,843
Cap Rate 9%
$1,049,100
Alternative Uses
Best Use
Specialty Retail
$3.87M
$3.39M – $4.52M
NOI $270,972 @ 7.0% cap · market cap 9.52%
Second Best
Retail
$1.35M
$1.18M – $1.57M
NOI $94,419 @ 7.0% cap · market cap 3.32%
Theoretical Best
Multifamily LT 5
$20.19M
$17.67M – $23.55M
NOI $1,413,254 @ 7.0% cap · market cap 49.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
155
Businesses Nearby
14k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 82%
Home Improvements & Furnishings 18%
BP
Shops & Services
7,628 visits/mo
0.4 miles
Dollar General
Shops & Services
3,616 visits/mo
0.2 miles
Campbellsport True Value
Home Improvements & Furnishings
2,480 visits/mo
0.3 miles
Demographics for 53010, WI
7,497
Population
3,420
Households
2.2
Avg Household Size
47
Median Age
21%
College-Educated
95%
High-School Grad
104.6 sq mi
ZIP Area
72
Density / Sq Mi
$95,476
Median Household Income
$51,910
Median Earnings
$909
Median Rent
$276,400
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Piggly Wiggly — 450 Grandview Ave, Campbellsport, WI 53010
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - NNN leased Piggly Wiggly with long operating history.
Where is this grocery and convenience store located?
The property is located at 450 Grandview Ave Campbellsport, WI.
What is the asking price?
The asking price for this property is $2,845,000.
What are key features of this property?
This property features: NNN Lease with Piggly Wiggly Midwest, LLC, a strong tenant acquired by C&S Wholesale Grocers.; Base Rent/NOI: $199,099 ($9.50 PSF)**; Remaining Lease Term: Current LXD 4/30/2031.
