Heavy Commercial Land with
New
For Sale
Under Contract
$199,000
4732 Highway 78, Black Earth, WI 53515
COMMERCIAL - Black Earth, WI
Property Size1,000 SF
Lot Size3.54 Acres
Price / SF$199
Days on Market6
Property Features for 4732 Highway 78
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
HC
Lot features
Near Major Highway
Directions
Highway 14 west to Black Earth, left on Highway 78, property is on the left just outside of town
Subdivision
VERMONT - T
Standard status
Active Under Contract
APN
0706-022-9655-0
Size
1,000 SF
Lot size
3.54 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
2869
Building Details
Number of units
1
Roof type
Composition
Listing Agency:
Homestead Realty
(414) 461-4040
Listed By:
Anna Wahlgren
(608) 698-7629
Added: Aug 7
Changed: Aug 12
Last Checked: Aug 12 at 11:06AM
MLS# 2012814
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 3.54-acre commercial land holding includes a 1,000-square-foot home with 3 bedrooms and 1 bath. The residence needs repairs and may be occupied as a single-family home when used as a caretaker’s residence with a Conditional Use Permit. The property combines wooded and cleared areas and is supported by a septic system and shared well.
Located at 4732 Highway 78, the site is a few miles south of Black Earth in Dane County. HC zoning supports consideration of commercial applications identified for the property, including contractor and building-trade operations, landscaping, indoor or outdoor sales, office use, storage, vehicle repair, veterinary use, and warehousing or distribution. Prospective users should verify specific requirements and approvals for their intended use.
Located at 4732 Highway 78, the site is a few miles south of Black Earth in Dane County. HC zoning supports consideration of commercial applications identified for the property, including contractor and building-trade operations, landscaping, indoor or outdoor sales, office use, storage, vehicle repair, veterinary use, and warehousing or distribution. Prospective users should verify specific requirements and approvals for their intended use.
Key Highlights
- 3.54‑acre commercial land parcel
- HC zoning with Highway 78 frontage
- 1,000‑square‑foot home with 3 bedrooms and 1 bath
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
$11,922
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
5.99%
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%
$238,440
$238.4K
Cap Rate 7%
$170,314
$170.3K
Cap Rate 9%
$132,467
$132.5K
Market Conditions
NOI Build-Up for 1,000 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
$14.4K $14.40/SF
− Vacancy
−$374 −$0.37/SF
EGI
$14.0K $14.03/SF
− OpEx
−$2.1K −$2.10/SF
NOI
$11.9K $11.92/SF
Area
Dane County, WI
Vacancy
2.60%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
15.00%
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%
$238,440
Cap Rate 7%
$170,314
Cap Rate 9%
$132,467
Alternative Uses
Best Use
Warehouse
$170.3K
$149.0K – $198.7K
NOI $11,922 @ 7.0% cap · market cap 5.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$232.4K
$203.3K – $271.1K
NOI $16,267 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 53515, WI
2,496
Population
1,114
Households
2.2
Avg Household Size
45
Median Age
34%
College-Educated
98%
High-School Grad
39.2 sq mi
ZIP Area
64
Density / Sq Mi
$90,250
Median Household Income
$55,694
Median Earnings
$988
Median Rent
$336,400
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - HC-zoned commercial land with a repair-needed home, shared well, septic system, and a mix of wooded and cleared areas.
Where is this commercial land located?
The property is located at 4732 Highway 78 Black Earth, WI.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: 3.54‑acre commercial land parcel; HC zoning with Highway 78 frontage; 1,000‑square‑foot home with 3 bedrooms and 1 bath
