Listing Agency: Founders 3 Real Estate Services - Corporate Show Phone

Listed By: Paul McBride · License #9458204 Show Phone

Source: Moodyscre

Added: Nov 13, 2025 Changed: Jul 6 Last Checked: Aug 29 at 11:21AM

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Investment Insights

Based on property information with market context.

The property features a 9,904 square foot industrial building with a 4,000 square foot mezzanine, accompanied by two outbuildings totaling 8,961 square feet. Constructed in 2005, the building offers a flexible layout and is equipped with heavy power and air lines throughout. The clear-span bay measures approximately 80 feet by 100 feet and includes three drive-in doors. Situated on a ±2.00-acre site, the property provides paved, oversized parking and expansion potential. It is located with convenient access to State Highway 57, approximately 30 minutes north of Milwaukee. This property is suitable for light manufacturing, distribution, or contractor use.

Key Highlights

• 9,904 SF industrial building with 4,000 SF mezzanine and two outbuildings totaling 8,961 SF
• Oversized parking on ±2.00‑acre site with expansion potential
• Clear‑span bay approximately 80’ × 100’ with three (3) drive‑in doors**

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

$43,905

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

3.78%

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%

$878,100 $878.1K

Cap Rate 7%

$627,214 $627.2K

Cap Rate 9%

$487,833 $487.8K

Market Conditions

NOI Build-Up for 9,940 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

$54.4K $5.47/SF

− Vacancy

−$2.7K −$0.27/SF

EGI

$51.7K $5.20/SF

− OpEx

−$7.7K −$0.78/SF

NOI

$43.9K $4.42/SF

Area

Ozaukee County, WI

Vacancy

5.00%

Lease Rate

$5.47 /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%

$878,100

Cap Rate 7%

$627,214

Cap Rate 9%

$487,833

Alternative Uses

Best Use

Warehouse

$627.2K

$548.8K – $731.8K (±1% cap)

NOI $43,905 @ 7.0% cap · market cap 3.78%

Second Best

Industrial

$517.1K

$452.4K – $603.3K (±1% cap)

NOI $36,195 @ 7.0% cap · market cap 3.12%

Theoretical Best

Office A

$2.34M

$2.05M – $2.73M (±1% cap)

NOI $163,938 @ 7.0% cap · market cap 14.13%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Manufacturing properties

Suggested Use

Top Pick Restaurant Law Firm Building Supply Electrical Service Storage Facility Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

36

Businesses Nearby

Explore this area Business Placement

Market

Vacancy Rate% for Industrial in Midwest region

4.4% 2019

4.9% 2020

3.6% 2021

3.1% 2022

4.6% 2023

5% 2024

4.9% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Manufacturing property - 9,904 SF industrial building on 2-acre site near Milwaukee.

Where is this manufacturing property located?

The property is located at 755 Tower Dr Fredonia, WI.

What is the asking price?

The asking price for this property is $1,160,000.

What are key features of this property?

This property features: 9,904 SF industrial building with **4,000 SF mezzanine** and two outbuildings totaling 8,961 SF; Oversized parking on ±2.00‑acre site with expansion potential; Clear‑span bay approximately 80’ × 100’ with three (3) drive‑in doors**