Commercial Condo Lot for
For Sale
$215,000
7539 Us Hwy 14, Arena, WI 53503
1.7-acre commercial condo lot approved for offices, trades, contractors.
Property Size1,525 SF
Lot Size1.70 Acres
Price / SF$140.98
Days on Market290
Property Features for 7539 Us Hwy 14
General Information
Standard status
Active
Size
1,525 SF
Lot size
1.70 Acres
Property subtype
Commercial
Building Details
Year Built
2025
Listing Agency:
Rodina Real Estate LLC
Listed By:
Aaron Boehnen · License #11217894
(608) 279-7017
Source:
Madisonareahomesforsale
Added: Nov 22, 2025
Changed: Sep 8
Last Checked: Sep 8 at 4:50AM
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 Rodina Real Estate LLC
Investment Insights
Based on property information with market context.
This 1.7-acre commercial condominium lot is approved for professional offices, trades, and contractor uses. Current Conditional Use Permits (CUPs) include office, storage, and operations for concrete, plumbing, electrical, flooring, well/septic, roofing, siding, landscaping/plowing, windows, solar, HVAC/fireplace, and masonry companies. Additional CUPs may be considered by the Town/County. The intended use is limited to office and storage; no on-site sales are permitted. The driveway entrance will be completed to Department of Transportation (DOT)-approved specifications prior to closing. Association bylaws will govern signage and shared easements. A plat map is to be recorded before closing. A double-unit purchase option is available. The property size is 2025 square feet.
Key Highlights
- 1.7‑acre commercial condo lot approved for professional offices, trades, and contractor uses.
- Current CUPs (Conditional Use Permits) in place for a wide range of businesses including concrete, plumbing, electrical, and more.
- Driveway entrance will be completed to DOT‑approved specifications prior to closing.
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
$8,052
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
3.75%
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%
$161,040
$161.0K
Cap Rate 7%
$115,029
$115.0K
Cap Rate 9%
$89,467
$89.5K
Market Conditions
NOI Build-Up for 1,525 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
$11.9K $7.80/SF
− Vacancy
−$393 −$0.26/SF
EGI
$11.5K $7.54/SF
− OpEx
−$3.5K −$2.26/SF
NOI
$8.1K $5.28/SF
Area
Iowa County, WI
Vacancy
3.30%
Lease Rate
$7.80 /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%
$161,040
Cap Rate 7%
$115,029
Cap Rate 9%
$89,467
Alternative Uses
Best Use
Office B
$367.5K
$321.6K – $428.8K
NOI $25,726 @ 7.0% cap · market cap 11.97%
Second Best
Industrial
$115.0K
$100.7K – $134.2K
NOI $8,052 @ 7.0% cap · market cap 3.75%
Theoretical Best
Office A
$445.5K
$389.8K – $519.7K
NOI $31,183 @ 7.0% cap · market cap 14.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
Explore this area
Business Placement
Demographics for 53503, WI
1,923
Population
879
Households
2.2
Avg Household Size
43
Median Age
26%
College-Educated
94%
High-School Grad
56.4 sq mi
ZIP Area
34
Density / Sq Mi
$85,900
Median Household Income
$47,431
Median Earnings
$975
Median Rent
$229,800
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?
Commercial land - 1.7-acre commercial condo lot approved for offices, trades, contractors.
Where is this commercial land located?
The property is located at 7539 Us Hwy 14 Arena, WI.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: 1.7‑acre commercial condo lot approved for professional offices, trades, and contractor uses.; Current CUPs (Conditional Use Permits) in place for a wide range of businesses including concrete, plumbing, electrical, and more.; Driveway entrance will be completed to DOT‑approved specifications prior to closing.
