Vacant Flex
New
For Sale
$205,900
6580 Lake Road, Windsor, WI 53598
Business/Comm, Windsor, WI
Property Size1,250 SF
Lot Size0.03 Acres
Price / SF$164.72
Days on Market2
Property Features for 6580 Lake Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Security features
Security Lighting
Interior features
Overhead doors, Truck dr(s) 15ft or lower, Private Restrooms, Less than 440 volt, Inside storage, Security lighting, Private office(s)
Lot features
Business district, Near Major Highway
Directions
West on Highway 19 to DeForest Windsor area go N on Cty Road CV to right on Lake Road.
Subdivision
WINDSOR - V
Standard status
Active
APN
0910-322-3013-1
Size
1,250 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
2577
Amenities
climate-controlled office
private bathroom
overhead drive-in door
200 Amp electrical service
gas heater
Building Details
Year built
2024
Number of units
1
Roof type
Composition
Additional Structures
Storage
Listing Agency:
Realty Executives Cooper Spransy · Realty Executives International
(608) 661-7900
Listed By:
Kim Elton · License #3724294
(608) 512-7836
Added: Aug 19
Last Checked: Aug 20 at 2:06AM
MLS# 2017402
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 1,250-square-foot flex condominium in Windsor was built in 2024 and is currently vacant. The warehouse area has an epoxy-coated floor, 14-foot clear height, a 12-foot overhead drive-in door, separate gas heat, and 200 Amp electrical service. A climate-controlled private office provides dedicated heat and air conditioning, while the unit also includes a private bathroom and interior storage features.
The property is located at 6580 Lake Road, just off the interstate in Windsor, Dane County. C2 zoning supports its commercial classification, and the building includes a composition roof, security lighting, and a private restroom. The configuration combines functional warehouse space with a finished office component in a compact commercial condominium format.
The property is located at 6580 Lake Road, just off the interstate in Windsor, Dane County. C2 zoning supports its commercial classification, and the building includes a composition roof, security lighting, and a private restroom. The configuration combines functional warehouse space with a finished office component in a compact commercial condominium format.
Key Highlights
- 1,250 SF flex condominium built in 2024
- 14' clear warehouse height with a 12' overhead drive‑in door
- 200 Amp electrical service and separate gas heater for the warehouse
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
$17,294
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
8.40%
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%
$345,880
$345.9K
Cap Rate 7%
$247,057
$247.1K
Cap Rate 9%
$192,156
$192.2K
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
$27.5K $21.96/SF
− Vacancy
−$4.4K −$3.51/SF
EGI
$23.1K $18.45/SF
− OpEx
−$5.8K −$4.61/SF
NOI
$17.3K $13.83/SF
Area
Dane County, WI
Vacancy
16.00%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
25.00%
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%
$345,880
Cap Rate 7%
$247,057
Cap Rate 9%
$192,156
Alternative Uses
Best Use
Office B
$247.1K
$216.2K – $288.2K
NOI $17,294 @ 7.0% cap · market cap 8.40%
Second Best
Warehouse
$212.9K
$186.3K – $248.4K
NOI $14,902 @ 7.0% cap · market cap 7.24%
Theoretical Best
Office A
$290.5K
$254.2K – $338.9K
NOI $20,333 @ 7.0% cap · market cap 9.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14 ft
Clear height
1
Drive-in doors
1
Office units
Yes
Highway access
Yes
Utilities to site
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 Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Commercial condominium with warehouse capacity, conditioned office space, private restroom, and direct drive-in access.
Where is this flex space located?
The property is located at 6580 Lake Road Windsor, WI.
What is the asking price?
The asking price for this property is $205,900.
What are key features of this property?
This property features: 1,250 SF flex condominium built in 2024; 14' clear warehouse height with a 12' overhead drive‑in door; 200 Amp electrical service and separate gas heater for the warehouse
