Highway 76 Development
For Sale
$259,900
7577 Blacktop Way Unit 29, Neenah, WI 54956
New development with 18 acres on Highway 76.
Property Size2,560 SF
Lot Size18.00 Acres
Price / SF$101.52
Days on Market162
Property Features for 7577 Blacktop Way Unit 29
General Information
Standard status
Active
Size
2,560 SF
Lot size
18.00 Acres
Building Details
Year Built
2026
Listing Agency:
Score Realty Group, LLC
Listed By:
Andrew D. Boehm
Source:
Moving2greenbay
Added: Mar 26
Changed: Sep 3
Last Checked: Sep 3 at 3:21AM
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 Score Realty Group, LLC
Investment Insights
Based on property information with market context.
This new development encompasses 18 acres situated on Highway 76 in the Town of Clayton, Winnebago County. Post frame buildings are constructed on a 4-inch grade beam slab and feature a 14-foot high overhead door. These units are being developed and sold with the option for buyers to finish the construction independently or have the builder complete the finishing work. Finished options will be added to the base unit price. Condo fees are $50 per month, amounting to $600 annually, or a one-time payment of $500 can be made for the annual fee.
Key Highlights
- New development on 18 acres in Clayton, Winnebago County.
- Post frame buildings with 4” grade beam slab.
- 14’ high overhead door.
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
$18,662
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
7.18%
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%
$373,240
$373.2K
Cap Rate 7%
$266,600
$266.6K
Cap Rate 9%
$207,356
$207.4K
Market Conditions
NOI Build-Up for 2,560 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
$33.2K $12.96/SF
− Vacancy
−$3.3K −$1.30/SF
EGI
$29.9K $11.66/SF
− OpEx
−$11.2K −$4.37/SF
NOI
$18.7K $7.29/SF
Area
Winnebago County, WI
Vacancy
10.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
37.50%
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%
$373,240
Cap Rate 7%
$266,600
Cap Rate 9%
$207,356
Alternative Uses
Best Use
Mixed Use
$266.6K
$233.3K – $311.0K
NOI $18,662 @ 7.0% cap · market cap 7.18%
Second Best
Industrial
$181.0K
$158.4K – $211.2K
NOI $12,673 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$552.5K
$483.5K – $644.6K
NOI $38,678 @ 7.0% cap · market cap 14.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
Demographics for 54956, WI
46,316
Population
20,104
Households
2.3
Avg Household Size
40
Median Age
38%
College-Educated
96%
High-School Grad
61.7 sq mi
ZIP Area
751
Density / Sq Mi
$81,386
Median Household Income
$49,445
Median Earnings
$1,005
Median Rent
$238,200
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?
Mixed-use property - New development with 18 acres on Highway 76.
Where is this mixed-use property located?
The property is located at 7577 Blacktop Way Unit 29 Neenah, WI.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: New development on 18 acres in Clayton, Winnebago County.; Post frame buildings with 4” grade beam slab.; 14’ high overhead door.
