Downtown Corner Retail
For Sale
$525,000
520 Ash Street, Baraboo, WI 53913
Highly visible corner lot in Baraboo's vibrant downtown.
Property Size2,051 SF
Price / SF$255.97
Days on Market265
Property Features for 520 Ash Street
General Information
Standard status
Active
Size
2,051 SF
Property subtype
Commercial
Building Details
Building Size
2,051 SF
Listing Agency:
Nai Pfefferle
(608) 844-9063
Listed By:
Gregory Hedrich · License #9285894
(608) 844-9063
Source:
Northwoodswi
Added: Dec 3, 2025
Changed: Aug 23
Last Checked: Aug 25 at 9:16AM
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.
This property is located on a highly visible corner lot adjacent to Baraboo’s popular downtown square. The location offers strong signage potential and excellent exposure. It features easy ingress and egress for customers. Situated in the heart of Baraboo’s vibrant business district, the property is near many restaurants, shops, and attractions. Nearby retailers include Walmart Supercenter, Starbucks, McDonalds, Auto Zone, and Farm & Fleet. The property presents an opportunity to leverage bonus depreciation benefits on qualifying assets. The property size is 2051 square feet and is suitable for storefront, retail, grocery, and convenience store operations.
Key Highlights
- Prime Downtown Location: Highly visible corner lot adjacent to Baraboo’s popular downtown square.
- Strong Signage Potential: Excellent exposure for convenience store operations.
- Bonus Depreciation Opportunity: Leverage bonus depreciation benefits on qualifying assets.
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
$26,969
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
5.14%
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%
$539,380
$539.4K
Cap Rate 7%
$385,271
$385.3K
Cap Rate 9%
$299,656
$299.7K
Market Conditions
NOI Build-Up for 2,051 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
$36.9K $18.00/SF
− Vacancy
−$960 −$0.47/SF
EGI
$36.0K $17.53/SF
− OpEx
−$9.0K −$4.38/SF
NOI
$27.0K $13.15/SF
Area
Sauk County, WI
Vacancy
2.60%
Lease Rate
$18.00 /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%
$539,380
Cap Rate 7%
$385,271
Cap Rate 9%
$299,656
Alternative Uses
Best Use
Specialty Retail
$385.3K
$337.1K – $449.5K
NOI $26,969 @ 7.0% cap · market cap 5.14%
Second Best
Retail
$295.3K
$258.4K – $344.6K
NOI $20,674 @ 7.0% cap · market cap 3.94%
Theoretical Best
Office A
$415.2K
$363.3K – $484.4K
NOI $29,062 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
692
Businesses Nearby
19k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 91%
Dining 9%
Kwik Trip
Shops & Services
17,013 visits/mo
0.3 miles
The Downtowner
Dining
1,794 visits/mo
0.2 miles
Napa Auto Parts
Shops & Services
526 visits/mo
0.4 miles
Demographics for 53913, WI
21,046
Population
10,444
Households
2
Avg Household Size
41
Median Age
26%
College-Educated
94%
High-School Grad
138.9 sq mi
ZIP Area
152
Density / Sq Mi
$73,856
Median Household Income
$44,261
Median Earnings
$951
Median Rent
$214,500
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Baraboo Floral Co — 1406 East St, Baraboo, WI 53913
Frequently Asked Questions
What type of property is this?
Storefront property - Highly visible corner lot in Baraboo's vibrant downtown.
Where is this storefront property located?
The property is located at 520 Ash Street Baraboo, WI.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Prime Downtown Location: Highly visible corner lot adjacent to Baraboo’s popular downtown square.; Strong Signage Potential: Excellent exposure for convenience store operations.; Bonus Depreciation Opportunity: Leverage bonus depreciation benefits on qualifying assets.
