Salon-Ready Retail
For Sale
$290,000
6562 Lake Road, Windsor, WI 53598
COMMERCIAL - Windsor, WI
Property Size1,200 SF
Lot Size1.64 Acres
Price / SF$241.67
Days on Market29
Property Features for 6562 Lake Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
comm
Interior features
Public rest rooms, Display window
Lot features
Business district, Free standing, Near Major Highway
Directions
Hwy 19 to North on Lake Road, property on right.
Subdivision
WINDSOR - V
Standard status
Active
APN
0910-322-2784-1
Size
1,200 SF
Lot size
1.64 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
1589
Amenities
laundry facilities
storage
public restroom
back patio
views of the wildlife and a large pond
Building Details
Year built
1978
Number of units
7
Roof type
Flat
Listing Agency:
RE/MAX Preferred · RE/MAX International
(608) 393-3330
Listed By:
Scott Schroeder · License #5913790
(608) 617-2727
Added: Jul 13
Changed: Aug 10
Last Checked: Aug 10 at 6:06PM
MLS# 1970042
Copyright © 2026 REALTORS® Association of South Central 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 1,200-square-foot retail condominium at 6562 Lake Road is configured for salon operations and includes six cutting chairs, three coloring stations, and a manicure station. The space also offers laundry facilities, storage, a public restroom, and display windows. Inventory, equipment, and supplies used in the existing operation are included. The seller is willing to assist with the transition after closing, and the suite can accommodate a different business use.
Located within the Lake Windsor Center Commercial Condominium Complex, the property includes access from multiple directions and an outdoor back patio overlooking a large pond and surrounding wildlife. The building was constructed in 1978, has a flat roof, and carries comm zoning.
Located within the Lake Windsor Center Commercial Condominium Complex, the property includes access from multiple directions and an outdoor back patio overlooking a large pond and surrounding wildlife. The building was constructed in 1978, has a flat roof, and carries comm zoning.
Key Highlights
- 1,200 SF retail condominium configured for salon operations
- Six cutting chairs, three coloring stations, and one manicure station
- Inventory, equipment, and supplies included
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
$11,504
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
3.97%
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%
$230,080
$230.1K
Cap Rate 7%
$164,343
$164.3K
Cap Rate 9%
$127,822
$127.8K
Market Conditions
NOI Build-Up for 1,200 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
$18.0K $15.00/SF
− Vacancy
−$1.6K −$1.31/SF
EGI
$16.4K $13.70/SF
− OpEx
−$4.9K −$4.11/SF
NOI
$11.5K $9.59/SF
Area
Dane County, WI
Vacancy
8.70%
Lease Rate
$15.00 /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%
$230,080
Cap Rate 7%
$164,343
Cap Rate 9%
$127,822
Alternative Uses
Best Use
Retail
$164.3K
$143.8K – $191.7K
NOI $11,504 @ 7.0% cap · market cap 3.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$278.9K
$244.0K – $325.3K
NOI $19,520 @ 7.0% cap · market cap 6.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
83k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 69%
Shops & Services 24%
Hotels & Casinos 7%
McDonald's
Dining
46,624 visits/mo
0.3 miles
Speedway
Shops & Services
10,470 visits/mo
0.1 miles
Exxon
Shops & Services
8,599 visits/mo
0.1 miles
A&W Restaurant
Dining
6,703 visits/mo
0.1 miles
Super 8 Motel
Hotels & Casinos
5,018 visits/mo
0.2 miles
Demographics for 53598, WI
4,033
Population
1,666
Households
2.4
Avg Household Size
35
Median Age
33%
College-Educated
92%
High-School Grad
3.1 sq mi
ZIP Area
1,301
Density / Sq Mi
$100,119
Median Household Income
$60,136
Median Earnings
$1,470
Median Rent
$373,300
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Configured for hair services with display windows, storage, and a public restroom.
Where is this retail space located?
The property is located at 6562 Lake Road Windsor, WI.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: 1,200 SF retail condominium configured for salon operations; Six cutting chairs, three coloring stations, and one manicure station; Inventory, equipment, and supplies included
