Office/Retail
For Sale
Contact for pricing
4731 West Michaels Drive, Appleton, WI 54913
Mixed office and retail building near Fox River Mall, offering flexible space for owner-occupants and investors.
Property Size9,636 SF
Price / SF$155.67
Days on Market101
Property Features for 4731 West Michaels Drive
General Information
Standard status
Active
Size
9,636 SF
Property subtype
Retail, Office
Zoning
Commercial
Building Details
Year Built
1999
Listing Agency:
NAI Pfefferle
Listed By:
Elizabeth Ringgold · License #WI
(920) 968-4700
Source:
Crexi
Added: May 28
Changed: Aug 13
Last Checked: Sep 2 at 8:44PM
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 NAI Pfefferle
Investment Insights
Based on property information with market context.
The property is a 9,636 SF office/retail building designed to accommodate both business and customer-facing uses. As presented, the building is positioned as a combined office and retail format, providing a practical option for an operator looking to serve clients while maintaining office functionality under one roof.
Located at 4731 West Michaels Drive in Appleton, Wisconsin, the building is described as being near Fox River Mall. This setting supports convenient access for tenants and visitors, with the shopping center area serving as the property’s primary nearby context.
For buyers, this mixed-use configuration can be a strong fit for a small-to-mid sized operator that wants to combine workspace and storefront activity within a single property. The building’s clear office/retail identity may also appeal to investors seeking a property that can be marketed to multiple types of tenants, depending on how the space is configured and leased. Interested parties can review the available layout and intended operating model during due diligence.
Located at 4731 West Michaels Drive in Appleton, Wisconsin, the building is described as being near Fox River Mall. This setting supports convenient access for tenants and visitors, with the shopping center area serving as the property’s primary nearby context.
For buyers, this mixed-use configuration can be a strong fit for a small-to-mid sized operator that wants to combine workspace and storefront activity within a single property. The building’s clear office/retail identity may also appeal to investors seeking a property that can be marketed to multiple types of tenants, depending on how the space is configured and leased. Interested parties can review the available layout and intended operating model during due diligence.
Key Highlights
- 9,636 SF mixed office and retail building
- Built in 1999
- Located near Fox River Mall
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
$124,564
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
8.30%
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%
$2,491,280
$2.5M
Cap Rate 7%
$1,779,486
$1.8M
Cap Rate 9%
$1,384,044
$1.4M
Market Conditions
NOI Build-Up for 9,636 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
$182.7K $18.96/SF
− Vacancy
−$4.8K −$0.49/SF
EGI
$177.9K $18.47/SF
− OpEx
−$53.4K −$5.54/SF
NOI
$124.6K $12.93/SF
Area
Outagamie 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%
$2,491,280
Cap Rate 7%
$1,779,486
Cap Rate 9%
$1,384,044
Alternative Uses
Best Use
Retail
$1.78M
$1.56M – $2.08M
NOI $124,564 @ 7.0% cap · market cap 8.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.66M
$2.32M – $3.10M
NOI $185,975 @ 7.0% cap · market cap 12.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,239
Businesses Nearby
15k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 62%
Home Improvements & Furnishings 22%
Hotels & Casinos 16%
Shell
Shops & Services
9,570 visits/mo
0.5 miles
Ashley
Home Improvements & Furnishings
3,418 visits/mo
0.5 miles
Home2 Suites
Hotels & Casinos
2,414 visits/mo
0.4 miles
Demographics for 54913, WI
23,818
Population
9,930
Households
2.4
Avg Household Size
40
Median Age
47%
College-Educated
98%
High-School Grad
64.2 sq mi
ZIP Area
371
Density / Sq Mi
$103,149
Median Household Income
$57,739
Median Earnings
$1,158
Median Rent
$365,400
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?
Retail space - Mixed office and retail building near Fox River Mall, offering flexible space for owner-occupants and investors.
Where is this retail space located?
The property is located at 4731 West Michaels Drive Appleton, 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: 9,636 SF mixed office and retail building; Built in 1999; Located near Fox River Mall
