C1 Mixed-Use
New
For Sale
$650,000
4601 County Hwy TT, Sun Prairie, WI 53590
Business/Comm, Sun Prairie, WI
Property Size1,640 SF
Lot Size0.50 Acres
Price / SF$396.34
Days on Market3
Property Features for 4601 County Hwy TT
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C1
Lot features
Free standing, High Traffic Location, High Visibility, Near Major Highway, Near public transportatn
Directions
North on County Rd N to West on County HWY TT
Subdivision
SUN PRAIRIE - T
Standard status
Active
APN
0811-333-8780-0
Size
1,640 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3707
Building Details
Year built
1960
Number of units
1
Roof type
Shingle
Listing Agency:
Badger Realty Team
(608) 839-9777
Listed By:
Cindy Drehmel · License #9693494
(608) 683-6188
Added: Sep 14
Last Checked: Sep 16 at 8:06AM
MLS# 2032639
Copyright © 2026 REALTORS® Association of South Central Wisconsin. 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.
This mixed-use property includes a 1,640-square-foot building on a 0.5-acre parcel. Constructed in 1960, the property has a shingle roof and C1 commercial zoning. Its configuration is positioned for live-work use or continued commercial occupancy, subject to applicable requirements.
Located at 4601 County Hwy TT in Sun Prairie, the property is near the highway and within the Sun Prairie/Cottage Grove commercial corridor. The site offers an existing building and commercial land component within Dane County.
Located at 4601 County Hwy TT in Sun Prairie, the property is near the highway and within the Sun Prairie/Cottage Grove commercial corridor. The site offers an existing building and commercial land component within Dane County.
Key Highlights
- 1,640‑square‑foot mixed‑use property on a 0.5‑acre parcel
- C1 commercial zoning
- Live‑work configuration
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
$22,689
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
3.49%
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%
$453,780
$453.8K
Cap Rate 7%
$324,129
$324.1K
Cap Rate 9%
$252,100
$252.1K
Market Conditions
NOI Build-Up for 1,640 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
$36.0K $21.96/SF
− Vacancy
−$5.8K −$3.51/SF
EGI
$30.3K $18.45/SF
− OpEx
−$7.6K −$4.61/SF
NOI
$22.7K $13.83/SF
Area
Dane County, WI
Vacancy
16.00%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
25.00%
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%
$453,780
Cap Rate 7%
$324,129
Cap Rate 9%
$252,100
Alternative Uses
Best Use
Office B
$324.1K
$283.6K – $378.2K
NOI $22,689 @ 7.0% cap · market cap 3.49%
Second Best
Mixed Use
$284.7K
$249.1K – $332.1K
NOI $19,926 @ 7.0% cap · market cap 3.07%
Theoretical Best
Office A
$381.1K
$333.5K – $444.6K
NOI $26,677 @ 7.0% cap · market cap 4.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
82
Businesses Nearby
Explore this area
Business Placement
Demographics for 53590, WI
43,684
Population
18,292
Households
2.4
Avg Household Size
37
Median Age
52%
College-Educated
97%
High-School Grad
65.9 sq mi
ZIP Area
663
Density / Sq Mi
$96,497
Median Household Income
$57,711
Median Earnings
$1,375
Median Rent
$354,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Existing commercial property with highway proximity and a live-work configuration in Sun Prairie.
Where is this mixed-use property located?
The property is located at 4601 County Hwy TT Sun Prairie, WI.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 1,640‑square‑foot mixed‑use property on a 0.5‑acre parcel; C1 commercial zoning; Live‑work configuration
