Commercial Kitchen With
For Sale
$449,000
68 N Main St, Fond du Lac, WI 54935
Bakery operation with equipment, fixtures, business interest, and an adjoining leased office component.
Property Size3,514 SF
Price / SF$127.77
Days on Market36
Property Features for 68 N Main St
General Information
Standard status
Active
Size
3,514 SF
Building Details
Year Built
1948
Listing Agency:
Zellner Real Estate
(920) 960-3898
Listed By:
Jason M. Zellner · License #5923790
Source:
Moving2greenbay
Added: Jul 26
Changed: Aug 29
Last Checked: Aug 29 at 8:05PM
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 Zellner Real Estate
Investment Insights
Based on property information with market context.
The property is configured for a bakery operation and includes the bakery equipment, fixtures, and associated business interest. The offering also includes an office area leased to an Edward Jones financial advisor, creating a shared-use configuration within the building. The bakery business may also be purchased separately.
Located in downtown Fond du Lac at 68 N Main St, the property occupies a visible corner position. An adjacent parking lot provides customer parking and convenient access. The building dates to 1948 and has a property size of 3,514.
Located in downtown Fond du Lac at 68 N Main St, the property occupies a visible corner position. An adjacent parking lot provides customer parking and convenient access. The building dates to 1948 and has a property size of 3,514.
Key Highlights
- Bakery equipment, fixtures, and business interest included
- Office leased to an Edward Jones financial advisor
- Corner location in downtown Fond du Lac
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
$20,633
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
4.60%
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%
$412,660
$412.7K
Cap Rate 7%
$294,757
$294.8K
Cap Rate 9%
$229,256
$229.3K
Market Conditions
NOI Build-Up for 3,514 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
$31.6K $9.00/SF
− Vacancy
−$2.2K −$0.61/SF
EGI
$29.5K $8.39/SF
− OpEx
−$8.8K −$2.52/SF
NOI
$20.6K $5.87/SF
Area
Fond du Lac County, WI
Vacancy
6.80%
Lease Rate
$9.00 /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%
$412,660
Cap Rate 7%
$294,757
Cap Rate 9%
$229,256
Alternative Uses
Best Use
Specialty Retail
$649.2K
$568.1K – $757.5K
NOI $45,447 @ 7.0% cap · market cap 10.12%
Second Best
Industrial
$294.8K
$257.9K – $343.9K
NOI $20,633 @ 7.0% cap · market cap 4.60%
Theoretical Best
Multifamily LT 5
$3.39M
$2.96M – $3.95M
NOI $237,026 @ 7.0% cap · market cap 52.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,257
Businesses Nearby
68k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 76%
Dining 15%
Home Improvements & Furnishings 6%
Electronics 3%
Kwik Trip
Shops & Services
26,887 visits/mo
0.2 miles
Jimmy John's
Dining
6,177 visits/mo
0.3 miles
Dollar General
Shops & Services
5,695 visits/mo
0.3 miles
Marine Credit Union
Shops & Services
5,666 visits/mo
0.1 miles
Chase Bank
Shops & Services
5,574 visits/mo
0.1 miles
Demographics for 54935, WI
42,513
Population
19,115
Households
2.2
Avg Household Size
39
Median Age
23%
College-Educated
91%
High-School Grad
15.6 sq mi
ZIP Area
2,725
Density / Sq Mi
$63,060
Median Household Income
$41,338
Median Earnings
$880
Median Rent
$166,400
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial kitchen - Bakery operation with equipment, fixtures, business interest, and an adjoining leased office component.
Where is this commercial kitchen located?
The property is located at 68 N Main St Fond du Lac, WI.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Bakery equipment, fixtures, and business interest included; Office leased to an Edward Jones financial advisor; Corner location in downtown Fond du Lac
