Commercial Condos For
For Sale
$1,500,000
47 W Scott St, Fond du Lac, WI 54935
Five fully occupied commercial condos available for purchase.
Property Size24,614 SF
Price / SF$60.94
Days on Market173
Property Features for 47 W Scott St
General Information
Standard status
Active
Size
24,614 SF
Total Parking Spaces
100
Property subtype
Commercial
Zoning
NMU
Taxes and HOA fees
Annual Taxes
$19,652
Building Details
Building Size
24,614 SF
Year Built
1989
Listing Agency:
Zellner Real Estate
(920) 960-3898
Listed By:
Jason Zellner · License #5923790
(920) 960-3898
Source:
Therealtycompanyllc
Added: Mar 3
Changed: Aug 23
Last Checked: Aug 22 at 4:08AM
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 Zellner Real Estate
Investment Insights
Based on property information with market context.
This offering features five fully occupied commercial condominium units. The property is suitable for office and retail use.
Key Highlights
- 5 fully occupied commercial condos
- Commercial condos
- Year built: 1989
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
$110,921
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
7.39%
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%
$2,218,420
$2.2M
Cap Rate 7%
$1,584,586
$1.6M
Cap Rate 9%
$1,232,456
$1.2M
Market Conditions
NOI Build-Up for 24,614 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
$165.4K $6.72/SF
− Vacancy
−$6.9K −$0.28/SF
EGI
$158.5K $6.44/SF
− OpEx
−$47.5K −$1.93/SF
NOI
$110.9K $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%
$2,218,420
Cap Rate 7%
$1,584,586
Cap Rate 9%
$1,232,456
Alternative Uses
Best Use
Office B
$3.62M
$3.17M – $4.23M
NOI $253,568 @ 7.0% cap · market cap 16.90%
Second Best
Retail
$1.58M
$1.39M – $1.85M
NOI $110,921 @ 7.0% cap · market cap 7.39%
Theoretical Best
Multifamily LT 5
$23.72M
$20.75M – $27.67M
NOI $1,660,264 @ 7.0% cap · market cap 110.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
337
Businesses Nearby
Explore this area
Business Placement
Demographics for 54935, WI
42,513
Population
19,115
Households
2.2
Avg Household Size
39
Median Age
23%
College-Educated
91%
High-School Grad
15.6 sq mi
ZIP Area
2,725
Density / Sq Mi
$63,060
Median Household Income
$41,338
Median Earnings
$880
Median Rent
$166,400
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Five fully occupied commercial condos available for purchase.
Where is this office units located?
The property is located at 47 W Scott St Fond du Lac, WI.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 5 fully occupied commercial condos; Commercial condos; Year built: 1989
