Flex Space Commercial
New
For Sale
$219,900
6580 Lake Rd Unit 107, Windsor, WI 53598
Finished commercial unit suited to small businesses, contractors, hobbyists, and vehicle or equipment storage.
Property Size1,250 SF
Price / SF$175.92
Days on Market4
Property Features for 6580 Lake Rd Unit 107
General Information
Standard status
Active
Size
1,250 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
14 ft
Drive-In Doors
1
Power
200 amps
Building Details
Year Built
2026
Listing Agency:
Keller Williams Lake Country
(262) 912-1400
Listed By:
Greg Wagner
Source:
Holtrealestateteam
Added: Aug 26
Changed: Aug 28
Last Checked: Aug 29 at 11:51AM
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 Keller Williams Lake Country
Investment Insights
Based on property information with market context.
This 1,250-square-foot commercial condominium is planned for flexible small-business, contractor, hobby, and storage use. The unit includes a 14-foot ceiling, a 12-by-12-foot overhead door, finished drywall, and 200-amp electrical service. Energy-efficient construction and high-speed data availability support a range of practical workspace and storage needs. The property is identified as Unit 107 in Building 4, where two condominium units are located. Unit 108 may also be acquired separately, while both units can be purchased together as a full-building acquisition. The development is situated on Lake Road in Windsor, approximately one mile north of the interstate. Construction is scheduled for 2026.
Key Highlights
- 1,250 SF commercial condominium unit
- 14‑foot ceiling height with a 12‑by‑12‑foot overhead door
- Finished drywall interior and 200‑amp electrical service
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
$14,902
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
6.78%
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%
$298,040
$298.0K
Cap Rate 7%
$212,886
$212.9K
Cap Rate 9%
$165,578
$165.6K
Market Conditions
NOI Build-Up for 1,250 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 $14.40/SF
− Vacancy
−$468 −$0.37/SF
EGI
$17.5K $14.03/SF
− OpEx
−$2.6K −$2.10/SF
NOI
$14.9K $11.92/SF
Area
Dane County, WI
Vacancy
2.60%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
15.00%
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%
$298,040
Cap Rate 7%
$212,886
Cap Rate 9%
$165,578
Alternative Uses
Best Use
Warehouse
$212.9K
$186.3K – $248.4K
NOI $14,902 @ 7.0% cap · market cap 6.78%
Second Best
Industrial
$175.3K
$153.4K – $204.5K
NOI $12,272 @ 7.0% cap · market cap 5.58%
Theoretical Best
Office A
$290.5K
$254.2K – $338.9K
NOI $20,333 @ 7.0% cap · market cap 9.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
14 ft
Clear height
1
Drive-in doors
Yes
Highway access
Yes
Paved road access
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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Frequently Asked Questions
What type of property is this?
Flex space - Finished commercial unit suited to small businesses, contractors, hobbyists, and vehicle or equipment storage.
Where is this flex space located?
The property is located at 6580 Lake Rd Unit 107 Windsor, WI.
What is the asking price?
The asking price for this property is $219,900.
What are key features of this property?
This property features: 1,250 SF commercial condominium unit; 14‑foot ceiling height with a 12‑by‑12‑foot overhead door; Finished drywall interior and 200‑amp electrical service
