Updated Five-Suite Office
For Sale
$800,000
Pending
601 Mchugh Rd, Holmen, WI 54636
Professional center with renovated suites, updated HVAC, and customer parking near schools and other businesses.
Property Size3,846 SF
Days on Market217
Property Features for 601 Mchugh Rd
General Information
Standard status
Pending
Size
3,846 SF
Additional Details
Office Units
5
Taxes and HOA fees
Annual Taxes
$11,860
Building Details
Tenancy
Multi
Listing Agency:
RE/MAX Results
(608) 781-2232
Listed By:
Dan Stacey · License #5620094
(608) 781-2232
Source:
Exprealty
Added: Jan 5
Changed: Aug 9
Last Checked: Aug 10 at 8:28AM
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 Results
Investment Insights
Based on property information with market context.
This 3,846-square-foot office building contains five suites, including one space available for immediate occupancy. The property has undergone several updates, with renovated suites, a remodeled common area, updated HVAC equipment, and shingles that are 5 years old. Some suites are occupied by long-term tenants, providing existing tenancy alongside the available space.
Customer parking is provided at the property. The office center is near Holmen Boys & Girls Club, Holmen Middle School, Holmen High School, and other businesses, placing the building within an established community setting.
Customer parking is provided at the property. The office center is near Holmen Boys & Girls Club, Holmen Middle School, Holmen High School, and other businesses, placing the building within an established community setting.
Key Highlights
- Five office suites, including 1 space available for immediate occupancy
- 3,846‑square‑foot office building
- Renovated suites and remodeled common area
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
$40,498
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
5.06%
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%
$809,960
$810.0K
Cap Rate 7%
$578,543
$578.5K
Cap Rate 9%
$449,978
$450.0K
Market Conditions
NOI Build-Up for 3,846 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
$69.2K $18.00/SF
− Vacancy
−$15.2K −$3.96/SF
EGI
$54.0K $14.04/SF
− OpEx
−$13.5K −$3.51/SF
NOI
$40.5K $10.53/SF
Area
La Crosse County, WI
Vacancy
22.00%
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%
$809,960
Cap Rate 7%
$578,543
Cap Rate 9%
$449,978
Alternative Uses
Best Use
Office B
$578.5K
$506.2K – $675.0K
NOI $40,498 @ 7.0% cap · market cap 5.06%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$841.1K
$736.0K – $981.3K
NOI $58,878 @ 7.0% cap · market cap 7.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
255
Businesses Nearby
Explore this area
Business Placement
Demographics for 54636, WI
16,338
Population
6,517
Households
2.5
Avg Household Size
39
Median Age
35%
College-Educated
97%
High-School Grad
83.0 sq mi
ZIP Area
197
Density / Sq Mi
$91,156
Median Household Income
$47,699
Median Earnings
$1,145
Median Rent
$290,600
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Professional center with renovated suites, updated HVAC, and customer parking near schools and other businesses.
Where is this office building located?
The property is located at 601 Mchugh Rd Holmen, WI.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Five office suites, including 1 space available for immediate occupancy; 3,846‑square‑foot office building; Renovated suites and remodeled common area
