Flex Space with Drive-In
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 Market14
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
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
Changed: Aug 31
Last Checked: Sep 1 at 12:06AM
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.
Built in 2024, this 1,250-square-foot flex condominium is vacant and ready for occupancy. The warehouse features an epoxy floor, 14-foot clear height, a 12-foot overhead drive-in door, 200 Amp electrical service, and a separate gas heater. A climate-controlled office includes dedicated heating and air conditioning, while the unit also provides a private restroom and interior storage. The roof is composition shingle.
Located at 6580 Lake Road in Windsor, the property sits just off the interstate within a commercial corridor. C2 zoning, security lighting, overhead-door access, and electrical service below 440 volts support a range of commercial and storage-oriented configurations. Exterior maintenance, snow removal, mowing, and structural insurance are handled through the condominium association.
Located at 6580 Lake Road in Windsor, the property sits just off the interstate within a commercial corridor. C2 zoning, security lighting, overhead-door access, and electrical service below 440 volts support a range of commercial and storage-oriented configurations. Exterior maintenance, snow removal, mowing, and structural insurance are handled through the condominium association.
Key Highlights
- 1,250 SF flex condominium built in 2024
- 14' clear warehouse height with 12' overhead drive‑in door
- Climate‑controlled private office with dedicated heat and AC
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
7.24%
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 7.24%
Second Best
Industrial
$175.3K
$153.4K – $204.5K
NOI $12,272 @ 7.0% cap · market cap 5.96%
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
Yes
Highway 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 - Vacant commercial unit combines warehouse utility with a climate-controlled private office and restroom.
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 12' overhead drive‑in door; Climate‑controlled private office with dedicated heat and AC
