Flex Space with Overhead
For Sale
$237,400
6580 Lake Rd Unit 109, Windsor, WI 53598
Finished commercial condominium with robust electrical service and adaptable space for business, storage, or workshop use.
Property Size1,450 SF
Price / SF$163.72
Days on Market32
Property Features for 6580 Lake Rd Unit 109
General Information
Standard status
Active
Size
1,450 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
14 ft
Drive-In Doors
1
Power
200 amps
Amenities
high speed data
Building Details
Year Built
2026
Listing Agency:
Keller Williams Lake Country
(262) 912-1400
Listed By:
Greg Wagner
Source:
Holtrealestateteam
Added: Jul 31
Changed: Aug 31
Last Checked: Aug 31 at 12:31AM
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.
Unit 109 is a 1,450-square-foot commercial condominium within Freedom Storage Shops, a multi-unit flex development completed in 2026. The unit includes a finished drywall interior, 14-foot ceilings, a 12-by-16-foot overhead door, and 200-amp electrical service. The energy-efficient construction is suited to small-business operations, contractor storage, hobby use, and vehicle, boat, or RV storage. High-speed data is available.
The property is located on Lake Rd in Windsor, WI, approximately one mile north of the interstate. The development includes two condominium units per building, with Unit 109 situated in Building 5. A secure, maintained condominium setting supports practical day-to-day use, while the available configuration provides flexibility for work, storage, or personal projects.
The property is located on Lake Rd in Windsor, WI, approximately one mile north of the interstate. The development includes two condominium units per building, with Unit 109 situated in Building 5. A secure, maintained condominium setting supports practical day-to-day use, while the available configuration provides flexibility for work, storage, or personal projects.
Key Highlights
- 1,450‑square‑foot commercial condominium in Windsor, WI
- 14‑foot ceiling height with a 12‑by‑16‑foot overhead door
- 200‑amp electrical service and finished drywall interior
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
$17,287
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
7.28%
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%
$345,740
$345.7K
Cap Rate 7%
$246,957
$247.0K
Cap Rate 9%
$192,078
$192.1K
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
−$3.1K −$2.10/SF
NOI
$17.3K $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%
$345,740
Cap Rate 7%
$246,957
Cap Rate 9%
$192,078
Alternative Uses
Best Use
Warehouse
$247.0K
$216.1K – $288.1K
NOI $17,287 @ 7.0% cap · market cap 7.28%
Second Best
Industrial
$203.4K
$178.0K – $237.3K
NOI $14,236 @ 7.0% cap · market cap 6.00%
Theoretical Best
Office A
$336.9K
$294.8K – $393.1K
NOI $23,586 @ 7.0% cap · market cap 9.94%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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 - Finished commercial condominium with robust electrical service and adaptable space for business, storage, or workshop use.
Where is this flex space located?
The property is located at 6580 Lake Rd Unit 109 Windsor, WI.
What is the asking price?
The asking price for this property is $237,400.
What are key features of this property?
This property features: 1,450‑square‑foot commercial condominium in Windsor, WI; 14‑foot ceiling height with a 12‑by‑16‑foot overhead door; 200‑amp electrical service and finished drywall interior
