Senior Housing Facility
For Sale
$565,000
5601 Sherman St, Wausau, WI 54401
Former CBRF offers 12 bedrooms, multiple baths, full commercial kitchen, office, and gathering/meditation rooms with strong on-site improvements.
Property Size6,800 SF
Price / SF$83.09
Days on Market327
Property Features for 5601 Sherman St
General Information
Standard status
Active
Size
6,800 SF
Additional Details
Business Included
Yes
Sprinkler System
Yes
Taxes and HOA fees
Annual Taxes
$9,453
Listing Agency:
RE/MAX EXCEL
Listed By:
LORA BLADOW · License #66286-94
(715) 218-9666
Source:
Exprealty
Added: Oct 13, 2025
Changed: Aug 20
Last Checked: Sep 4 at 8:33AM
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 RE/MAX EXCEL
Investment Insights
Based on property information with market context.
This former community-based residential facility is a purpose-built senior housing/assisted living style property with 12 bedrooms and multiple bathroom fixtures, including four full baths and two half baths. The interior includes a full commercial kitchen, office area, gathering area, and meditation room. The building is constructed on a slab and includes on-site laundry with two washers and two dryers. Additional property amenities include a security system and sprinkler system, plus a detached two-car garage.
The property is located on Wausau’s west side near Highway 29 and the industrial park, with parking available for on-site operations and access to major routes.
Recent updates noted by the seller include a new roof in 2012, AC motors replaced in 2024, two boilers (one new in 2024 and one with new pressure tank and spiral vents in 2024), and a stainless commercial refrigerator new in 2025, along with City of Wausau garbage/recycling services.
The property is located on Wausau’s west side near Highway 29 and the industrial park, with parking available for on-site operations and access to major routes.
Recent updates noted by the seller include a new roof in 2012, AC motors replaced in 2024, two boilers (one new in 2024 and one with new pressure tank and spiral vents in 2024), and a stainless commercial refrigerator new in 2025, along with City of Wausau garbage/recycling services.
Key Highlights
- Former CBRF on Wausau’s west side near Hwy 29 with 12 bedrooms and multiple bath areas (4 full, 2 half).
- Includes a full commercial kitchen plus office, gathering area, and meditation room.
- On‑site laundry with 2 washers and 2 dryers, security system, and sprinkler system.
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
$51,271
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
9.07%
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%
$1,025,420
$1.0M
Cap Rate 7%
$732,443
$732.4K
Cap Rate 9%
$569,678
$569.7K
Market Conditions
NOI Build-Up for 6,800 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
$97.9K $14.40/SF
− Vacancy
−$4.7K −$0.69/SF
EGI
$93.2K $13.71/SF
− OpEx
−$41.9K −$6.17/SF
NOI
$51.3K $7.54/SF
Area
Marathon County, WI
Vacancy
4.80%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
45.00%
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%
$1,025,420
Cap Rate 7%
$732,443
Cap Rate 9%
$569,678
Alternative Uses
Best Use
Apartment 5plus
$732.4K
$640.9K – $854.5K
NOI $51,271 @ 7.0% cap · market cap 9.07%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.26M
$1.10M – $1.47M
NOI $87,944 @ 7.0% cap · market cap 15.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
77
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 54401, WI
31,727
Population
14,230
Households
2.2
Avg Household Size
40
Median Age
31%
College-Educated
91%
High-School Grad
84.2 sq mi
ZIP Area
377
Density / Sq Mi
$69,542
Median Household Income
$40,796
Median Earnings
$969
Median Rent
$186,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Former CBRF offers 12 bedrooms, multiple baths, full commercial kitchen, office, and gathering/meditation rooms with strong on-site improvements.
Where is this assisted living facility located?
The property is located at 5601 Sherman St Wausau, WI.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: Former CBRF on Wausau’s west side near Hwy 29 with 12 bedrooms and multiple bath areas (4 full, 2 half).; Includes a full commercial kitchen plus office, gathering area, and meditation room.; On‑site laundry with 2 washers and 2 dryers, security system, and sprinkler system.
