Commercial Condo in Windsor,
For Sale
$214,900
6580 Lake Unit 101, Windsor, WI 53598
1,250 sq ft commercial condominium for sale in Windsor.
Property Size1,450 SF
Price / SF$148.21
Days on Market188
Property Features for 6580 Lake Unit 101
General Information
Standard status
Active
Size
1,450 SF
Property subtype
Business/Comm / Commercial Condo
Zoning
C2
Taxes and HOA fees
Annual Taxes
$2,577
Amenities
Slab/None
Overhead doors, Truck dr(s) 15ft or lower, Private Restrooms, Less than 440 volt, Inside storage, Security lighting, Private office(s)
Wall furnace
Vinyl, Other
Building Details
Year Built
2024
Listing Agency:
Realty Executives Cooper Spransy
(608) 512-7836
Listed By:
Kim Elton · License #37242-94
(608) 512-7836
Source:
Compass
Added: Feb 17
Changed: Aug 23
Last Checked: Aug 24 at 12:18PM
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 Realty Executives Cooper Spransy
Investment Insights
Based on property information with market context.
A 1,250 sq ft commercial condominium is available for purchase within the Freedom Storage Shops, a commercial condo development in Windsor, WI. The property is located on Lake Rd, one mile north of the interstate, offering accessibility. These condos are designed for use by small businesses, contractors, hobbyists, or for storing cars, boats, and RVs. The unit features a 14' ceiling height and a 12x12 overhead door. The interior includes finished drywall. It is equipped with 200 amp electrical service. High-speed data is available. The condo fee is $100 per month, covering insurance and reserves. Each building contains two condo units. Building #4 houses Units 107 and 108, each measuring 1,250 sq ft and available for purchase. Unit 109, at 1,450 sq ft, is also available for purchase and includes an office, bathroom, and a custom 16 foot garage door.
Key Highlights
- Own instead of rent and build equity in a commercial condo, ideal for small business, contractors, hobbyists, or storage.
- Convenient Windsor, WI location, easily accessible one mile north of the interstate on Lake Rd.
- Includes office and bathroom.
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
$14,236
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
6.62%
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%
$284,720
$284.7K
Cap Rate 7%
$203,371
$203.4K
Cap Rate 9%
$158,178
$158.2K
Market Conditions
NOI Build-Up for 1,450 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
$20.9K $14.40/SF
− Vacancy
−$543 −$0.37/SF
EGI
$20.3K $14.03/SF
− OpEx
−$6.1K −$4.21/SF
NOI
$14.2K $9.82/SF
Area
Dane County, WI
Vacancy
2.60%
Lease Rate
$14.40 /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%
$284,720
Cap Rate 7%
$203,371
Cap Rate 9%
$158,178
Alternative Uses
Best Use
Industrial
$203.4K
$178.0K – $237.3K
NOI $14,236 @ 7.0% cap · market cap 6.62%
Second Best
Flex RnD
$176.6K
$154.6K – $206.1K
NOI $12,364 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$336.9K
$294.8K – $393.1K
NOI $23,586 @ 7.0% cap · market cap 10.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
122
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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 Industrial in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Frios Gourmet Pops - Madison — 4315 Duraform Ln, Windsor, WI 53598
Frequently Asked Questions
What type of property is this?
Flex space - 1,250 sq ft commercial condominium for sale in Windsor.
Where is this flex space located?
The property is located at 6580 Lake Unit 101 Windsor, WI.
What is the asking price?
The asking price for this property is $214,900.
What are key features of this property?
This property features: Own instead of rent and build equity in a commercial condo, ideal for small business, contractors, hobbyists, or storage.; Convenient Windsor, WI location, easily accessible one mile north of the interstate on Lake Rd.; Includes office and bathroom.
