Marina and Marine Service
For Sale
Contact for pricing
532 Water Street, Fond du Lac, WI 54935
Commercial property near Lake Winnebago with boat sales, repair, parts, storage, lift services, and mobile service operations.
Property Size14,800 SF
Price / SF$127.70
Days on Market15
Property Features for 532 Water Street
General Information
Standard status
Active
Size
14,800 SF
Property subtype
Retail, Special Purpose
Zoning
commercial
Occupancy
100%
Investment Type
Owner/User
Building Details
Year Built
1955
Buildings
2
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Adashun Jones, Inc
(920) 251-6748
Listed By:
Kevin Jones · License #WI 55540-90
Source:
Crexi
Added: Aug 18
Changed: Aug 31
Last Checked: Aug 31 at 8:43AM
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 Adashun Jones, Inc
Investment Insights
Based on property information with market context.
This commercial marina property at 532 Water Street in Fond du Lac has operated as a marine business since 1988. The existing operation has supported boat and motor sales, marine service and repair, parts, storage, boat-lift services, and both on-site and mobile service. The property was built in 1955 and is zoned commercial.
The site is positioned near the south shore of Lake Winnebago and includes an additional tax parcel across the street, identified as FDL-15-17-03-34-756-00. The combined property offers space for continued marine-related operations or other commercial uses supported by the zoning and existing improvements.
The site is positioned near the south shore of Lake Winnebago and includes an additional tax parcel across the street, identified as FDL-15-17-03-34-756-00. The combined property offers space for continued marine-related operations or other commercial uses supported by the zoning and existing improvements.
Key Highlights
- Marine business location near the south shore of Lake Winnebago
- Operating history dating to 1988
- Boat and motor sales, marine repair, parts, and storage
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
$66,695
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
3.53%
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%
$1,333,900
$1.3M
Cap Rate 7%
$952,786
$952.8K
Cap Rate 9%
$741,056
$741.1K
Market Conditions
NOI Build-Up for 14,800 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
$99.5K $6.72/SF
− Vacancy
−$4.2K −$0.28/SF
EGI
$95.3K $6.44/SF
− OpEx
−$28.6K −$1.93/SF
NOI
$66.7K $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%
$1,333,900
Cap Rate 7%
$952,786
Cap Rate 9%
$741,056
Alternative Uses
Best Use
Retail
$952.8K
$833.7K – $1.11M
NOI $66,695 @ 7.0% cap · market cap 3.53%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$14.26M
$12.48M – $16.64M
NOI $998,290 @ 7.0% cap · market cap 52.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
216
Businesses Nearby
21k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 61%
Shops & Services 39%
SUBWAY
Dining
6,917 visits/mo
0.2 miles
Family Dollar
Shops & Services
6,046 visits/mo
0.4 miles
Little Caesars Pizza
Dining
5,739 visits/mo
0.4 miles
Kwiky Lube Plus
Shops & Services
1,439 visits/mo
0.4 miles
Safelite AutoGlass
Shops & Services
556 visits/mo
0.4 miles
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 Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Marina - Commercial property near Lake Winnebago with boat sales, repair, parts, storage, lift services, and mobile service operations.
Where is this marina located?
The property is located at 532 Water Street Fond du Lac, WI.
What is the asking price?
The asking price for this property is $1,890,000.
What are key features of this property?
This property features: Marine business location near the south shore of Lake Winnebago; Operating history dating to 1988; Boat and motor sales, marine repair, parts, and storage
