Auto Shop Building with Overhead
For Sale
$289,900
8 S 4th St, Barron, WI
Large auto shop building with two separate bay areas, overhead doors, office, bathrooms, storage, and an included air compressor system.
Property Size4,161 SF
Price / SF$69.67
Days on Market355
Property Features for 8 S 4th St
General Information
Standard status
Active
Size
4,161 SF
Warehouse & Industrial
Drive-In Doors
4
Heavy Power
Yes
Additional Details
Business Included
Yes
Service Bays
2
Taxes and HOA fees
Annual Taxes
$3,365
Amenities
LED lighting
office area
storage space
bathrooms
storage loft
parking lot
Building Details
Year Renovated
2018
Listing Agency:
Lee Realty Group
Listed By:
Sharon Lee
(715) 214-9077
Source:
Exprealty
Added: Sep 19, 2025
Changed: Sep 7
Last Checked: Sep 7 at 11:24AM
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 Lee Realty Group
Investment Insights
Based on property information with market context.
This commercial auto shop building includes two separate bay areas/sections with two tall overhead doors each. The space also features a storage loft, LED lighting, an office area, additional storage, and bathrooms. An included 250-gallon 15 horsepower 3-phase screw compressor with dryer is provided, along with complete air hookup throughout the building and in-floor hoist.
The property is located across from McDonald’s and Subway, providing direct visibility from S 4th St. A large parking lot supports customer parking and vehicle access for service operations.
Recent improvements noted include tall sections of the roof replaced in 2018, exterior paint in 2023, and updated doors/windows. The owner indicates the existing structure can be used as-is or customized, and the site may be redeveloped for retail, restaurant, or other service-oriented businesses.
The property is located across from McDonald’s and Subway, providing direct visibility from S 4th St. A large parking lot supports customer parking and vehicle access for service operations.
Recent improvements noted include tall sections of the roof replaced in 2018, exterior paint in 2023, and updated doors/windows. The owner indicates the existing structure can be used as-is or customized, and the site may be redeveloped for retail, restaurant, or other service-oriented businesses.
Key Highlights
- Over 4,000 SF commercial auto shop building with two separate bay/section areas and four tall overhead doors (2 per bay/section).
- Includes an office area, bathrooms, storage space, and a storage loft.
- Parking lot provides on‑site customer parking and easy vehicle access.
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
$16,777
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
5.79%
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%
$335,540
$335.5K
Cap Rate 7%
$239,671
$239.7K
Cap Rate 9%
$186,411
$186.4K
Market Conditions
NOI Build-Up for 4,161 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
$25.0K $6.00/SF
− Vacancy
−$999 −$0.24/SF
EGI
$24.0K $5.76/SF
− OpEx
−$7.2K −$1.73/SF
NOI
$16.8K $4.03/SF
Area
Barron County, WI
Vacancy
4.00%
Lease Rate
$6.00 /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%
$335,540
Cap Rate 7%
$239,671
Cap Rate 9%
$186,411
Alternative Uses
Best Use
Industrial
$2.75M
$2.41M – $3.21M
NOI $192,729 @ 7.0% cap · market cap 66.48%
Second Best
Retail
$239.7K
$209.7K – $279.6K
NOI $16,777 @ 7.0% cap · market cap 5.79%
Theoretical Best
Warehouse
$3.34M
$2.93M – $3.90M
NOI $234,028 @ 7.0% cap · market cap 80.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Drive-in doors
2
Service bays
Turnkey business
Opportunity
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
393
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- T-N-T Small Engine Repair — 129 S 8th St, Barron, WI 54812
- Duane's Body & Custom — 8 S 4th St, Barron, WI 54812
- Lindner's Garage — 788 E Birch Ave, Barron, WI 54812
Frequently Asked Questions
What type of property is this?
Auto shop - Large auto shop building with two separate bay areas, overhead doors, office, bathrooms, storage, and an included air compressor system.
Where is this auto shop located?
The property is located at 8 S 4th St Barron, WI.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Over 4,000 SF commercial auto shop building with two separate bay/section areas and four tall overhead doors (2 per bay/section).; Includes an office area, bathrooms, storage space, and a storage loft.; Parking lot provides on‑site customer parking and easy vehicle access.
