Self-Storage Condo with Oversized
For Sale
$239,900
6364 CROSS Road, Winneconne, WI 54986
Commercial Sale, WINNECONNE, WI
Property Size2,400 SF
Price / SF$99.96
Days on Market201
Property Features for 6364 CROSS Road
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning
Commercial Condo
Parking
5
Elementary school district
Winneconne Community
Middle school district
Winneconne Community
High school district
Winneconne Community
Directions
Highway 116 East out of Winneconne, straight on County Highway GG to Left on Cross Road to property on Right
Standard status
Active
APN
030 01350206
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
49
Utilities
Sewer type
Septic Tank
Heating system
Forced Air
Water source
Private
Building Details
Year built
2026
Number of units
1
Building materials
Aluminum Siding
Listing Agency:
Beiser Realty, LLC
(920) 582-4011
Listed By:
Dennis M. Biggar · License #91701101
(920) 379-4531
Added: Feb 6
Changed: Aug 19
Last Checked: Aug 26 at 6:06PM
MLS# 50321076
Copyright © 2026 Realtor Association of Northeast Wisconsin. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This under-construction self-storage condo offers a 40' x 60' footprint, 16' exterior wall height, and two overhead doors measuring 14' x 14' and 12' x 10'. The enclosed space is suited to storing RVs, boats, vehicles, and other recreational equipment. Aluminum siding and forced-air heating are specified for the building.
Located at 6364 Cross Road in Winneconne, Wisconsin, the property is served by private water and a septic tank. Access includes 28' private roads and 24' driveways, providing room for vehicle movement around the storage units. The condo association maintains the roads and the water system between the pump house and the property. Zoning is designated Commercial Condo, with completion identified for 2026.
Located at 6364 Cross Road in Winneconne, Wisconsin, the property is served by private water and a septic tank. Access includes 28' private roads and 24' driveways, providing room for vehicle movement around the storage units. The condo association maintains the roads and the water system between the pump house and the property. Zoning is designated Commercial Condo, with completion identified for 2026.
Key Highlights
- 40' x 60' storage condo footprint
- 16' exterior wall height
- 14' x 14' and 12' x 10' overhead doors
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
$21,700
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
9.05%
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%
$434,000
$434.0K
Cap Rate 7%
$310,000
$310.0K
Cap Rate 9%
$241,111
$241.1K
Market Conditions
NOI Build-Up for 2,400 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
$33.7K $14.04/SF
− Vacancy
−$2.7K −$1.12/SF
EGI
$31.0K $12.92/SF
− OpEx
−$9.3K −$3.88/SF
NOI
$21.7K $9.04/SF
Area
Winnebago County, WI
Vacancy
8.00%
Lease Rate
$14.04 /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%
$434,000
Cap Rate 7%
$310,000
Cap Rate 9%
$241,111
Alternative Uses
Best Use
Self Storage
$310.0K
$271.3K – $361.7K
NOI $21,700 @ 7.0% cap · market cap 9.05%
Second Best
Warehouse
$206.1K
$180.3K – $240.5K
NOI $14,427 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$518.0K
$453.3K – $604.3K
NOI $36,260 @ 7.0% cap · market cap 15.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Explore this area
Business Placement
Demographics for 54986, WI
5,138
Population
2,628
Households
2
Avg Household Size
49
Median Age
31%
College-Educated
96%
High-School Grad
29.0 sq mi
ZIP Area
177
Density / Sq Mi
$90,479
Median Household Income
$55,862
Median Earnings
$905
Median Rent
$280,500
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Under-construction commercial condo designed for secure storage of vehicles, boats, RVs, and recreational equipment.
Where is this self storage facility located?
The property is located at 6364 CROSS Road Winneconne, WI.
What is the asking price?
The asking price for this property is $239,900.
What are key features of this property?
This property features: 40' x 60' storage condo footprint; 16' exterior wall height; 14' x 14' and 12' x 10' overhead doors
