Flex Space with Multiple
For Sale
$1,699,900
6129 Sandstone Road, Eau Claire, WI 54701
Commercial property combines shop, office, workshop, and residential improvements near Interstate 94.
Property Size13,933 SF
Price / SF$173.46
Days on Market103
Property Features for 6129 Sandstone Road
General Information
Standard status
Active
Size
13,933 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Clear Height
24 ft
Building Details
Building Size
13,933 SF
Buildings
4
Units
3
Listing Agency:
Wimmer Real Estate LLC
(715) 302-0552
Listed By:
Timothy Wimmer
(715) 302-0552
Source:
Northwoodswi
Added: May 19
Changed: Aug 28
Last Checked: Aug 4 at 10:37AM
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 Wimmer Real Estate LLC
Investment Insights
Based on property information with market context.
This flex property in Eau Claire, Wisconsin, includes a 2023-built 8,800-square-foot shop, a 2,700-square-foot office building, a 1,000-square-foot heated workshop, and a 1.381-square-foot two-bedroom, one-bath home. The shop provides five overhead doors and 24-foot ceiling height, while the overall site is zoned Commercial.
The property is located at 6129 Sandstone Road, just off Interstate 94. Its combination of industrial, office, workshop, and residential improvements creates a multi-building commercial configuration. The owner would consider a sale-leaseback arrangement if feasible.
The property is located at 6129 Sandstone Road, just off Interstate 94. Its combination of industrial, office, workshop, and residential improvements creates a multi-building commercial configuration. The owner would consider a sale-leaseback arrangement if feasible.
Key Highlights
- 2023‑built 8,800‑square‑foot shop
- Shop includes 5 overhead doors and 24‑foot ceiling height
- Separate 2,700‑square‑foot office building
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
$136,534
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
8.03%
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%
$2,730,680
$2.7M
Cap Rate 7%
$1,950,486
$2.0M
Cap Rate 9%
$1,517,044
$1.5M
Market Conditions
NOI Build-Up for 9,800 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
$235.2K $24.00/SF
− Vacancy
−$53.2K −$5.42/SF
EGI
$182.0K $18.58/SF
− OpEx
−$45.5K −$4.64/SF
NOI
$136.5K $13.93/SF
Area
Eau Claire County, WI
Vacancy
22.60%
Lease Rate
$24.00 /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%
$2,730,680
Cap Rate 7%
$1,950,486
Cap Rate 9%
$1,517,044
Alternative Uses
Best Use
Industrial
$11.06M
$9.68M – $12.90M
NOI $774,220 @ 7.0% cap · market cap 45.55%
Second Best
Office B
$1.95M
$1.71M – $2.28M
NOI $136,534 @ 7.0% cap · market cap 8.03%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
24 ft
Clear height
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
80
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 54701, WI
41,346
Population
17,932
Households
2.3
Avg Household Size
35
Median Age
42%
College-Educated
98%
High-School Grad
86.0 sq mi
ZIP Area
481
Density / Sq Mi
$71,406
Median Household Income
$37,658
Median Earnings
$963
Median Rent
$265,000
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?
Flex space - Commercial property combines shop, office, workshop, and residential improvements near Interstate 94.
Where is this flex space located?
The property is located at 6129 Sandstone Road Eau Claire, WI.
What is the asking price?
The asking price for this property is $1,699,900.
What are key features of this property?
This property features: 2023‑built 8,800‑square‑foot shop; Shop includes 5 overhead doors and 24‑foot ceiling height; Separate 2,700‑square‑foot office building
