Heavy Industrial Auto
New
For Sale
$189,900
624 Valley Rd, Menasha, WI 54952
Three-building property with workspace, storage, and outdoor area under Heavy Industrial zoning.
Property Size2,028 SF
Lot Size0.50 Acres
Price / SF$93.64
Days on Market2
Property Features for 624 Valley Rd
General Information
Standard status
Active
Size
2,028 SF
Lot size
0.50 Acres
Zoning
Heavy Industrial
Amenities
large garage/work area
office
bathroom
radiant heat
Building Details
Year Built
1948
Buildings
3
Abandoned
No
Listing Agency:
Think Hallmark Real Estate
Listed By:
Patricia M. Milka
(920) 702-0123
Source:
Moving2greenbay
Added: Sep 7
Last Checked: Sep 7 at 2:50PM
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 Think Hallmark Real Estate
Investment Insights
Based on property information with market context.
This automotive shop property includes three buildings across two adjoining parcels totaling approximately ½ acre. The primary building, approximately 2,000 sq. ft., provides a large garage and work area along with an office, bathroom, and radiant heat. A second building adds approximately 900 sq. ft. of space, while a separate wood-frame structure provides storage. The property was built in 1948 and is currently used as an automotive shop.
Located at 624 Valley Rd. in the Village of Fox Crossing, the property offers access to Menasha and Appleton. Heavy Industrial zoning supports automotive-related operations and other permitted commercial or industrial uses.
Located at 624 Valley Rd. in the Village of Fox Crossing, the property offers access to Menasha and Appleton. Heavy Industrial zoning supports automotive-related operations and other permitted commercial or industrial uses.
Key Highlights
- Heavy Industrial zoning
- Two adjoining parcels totaling approximately ½ acre
- Three buildings, including a wood‑frame storage structure
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
$10,040
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
5.29%
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%
$200,800
$200.8K
Cap Rate 7%
$143,429
$143.4K
Cap Rate 9%
$111,556
$111.6K
Market Conditions
NOI Build-Up for 2,028 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
$15.8K $7.80/SF
− Vacancy
−$1.5K −$0.73/SF
EGI
$14.3K $7.07/SF
− OpEx
−$4.3K −$2.12/SF
NOI
$10.0K $4.95/SF
Area
Winnebago County, WI
Vacancy
9.33%
Lease Rate
$7.80 /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%
$200,800
Cap Rate 7%
$143,429
Cap Rate 9%
$111,556
Alternative Uses
Best Use
Retail
$278.3K
$243.6K – $324.7K
NOI $19,484 @ 7.0% cap · market cap 10.26%
Second Best
Flex RnD
$256.1K
$224.1K – $298.8K
NOI $17,928 @ 7.0% cap · market cap 9.44%
Theoretical Best
Office A
$437.7K
$383.0K – $510.7K
NOI $30,640 @ 7.0% cap · market cap 16.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
180
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 54952, WI
27,216
Population
12,412
Households
2.2
Avg Household Size
39
Median Age
25%
College-Educated
93%
High-School Grad
28.1 sq mi
ZIP Area
969
Density / Sq Mi
$67,280
Median Household Income
$44,765
Median Earnings
$906
Median Rent
$190,000
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Midway Service Center — 590 Sandelwood St, Menasha, WI 54952
- Goss Auto Body — 629 Olde Midway Rd, Menasha, WI 54952
- JJs Auto Repair — 624 Valley Rd, Menasha, WI 54952
Frequently Asked Questions
What type of property is this?
Auto shop - Three-building property with workspace, storage, and outdoor area under Heavy Industrial zoning.
Where is this auto shop located?
The property is located at 624 Valley Rd Menasha, WI.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: Heavy Industrial zoning; Two adjoining parcels totaling approximately ½ acre; Three buildings, including a wood‑frame storage structure
