Professional Office
For Sale
$475,000
814 Main St S, Holmen, WI 54636
Modern condominium office suite with private entry, reception area, collaboration space, and convenient client parking.
Property Size2,463 SF
Price / SF$192.85
Days on Market38
Property Features for 814 Main St S
General Information
Standard status
Active
Size
2,463 SF
Building Details
Year Built
2018
Tenancy
Multi
Listing Agency:
RE/MAX Results
(608) 769-2326
Listed By:
Dan Stacey · License #5620094
Source:
Nikolicgroup
Added: Jul 24
Changed: Aug 28
Last Checked: Aug 29 at 12:36PM
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 RE/MAX Results
Investment Insights
Based on property information with market context.
This 2,463 SF office unit is located in a professional condominium building completed in 2018. The suite includes a private entrance, a bright foyer, a modern reception area with a tiered stone-accent desk, 11-foot ceilings, seven offices, two restrooms, a conference room, and open collaboration space. The layout is suited to professional service operations requiring a mix of private rooms and shared work areas.
The property is at 814 Main St S in Holmen, Wisconsin, with parking available for clients and visitors. Building maintenance is handled through the condominium association, supporting a simplified ownership and management structure.
The property is at 814 Main St S in Holmen, Wisconsin, with parking available for clients and visitors. Building maintenance is handled through the condominium association, supporting a simplified ownership and management structure.
Key Highlights
- 2,463 SF office suite in a professional condominium building
- Seven offices and two restrooms
- 11‑foot ceilings with open collaboration space
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
$25,935
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
5.46%
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%
$518,700
$518.7K
Cap Rate 7%
$370,500
$370.5K
Cap Rate 9%
$288,167
$288.2K
Market Conditions
NOI Build-Up for 2,463 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
$44.3K $18.00/SF
− Vacancy
−$9.8K −$3.96/SF
EGI
$34.6K $14.04/SF
− OpEx
−$8.6K −$3.51/SF
NOI
$25.9K $10.53/SF
Area
La Crosse County, WI
Vacancy
22.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$518,700
Cap Rate 7%
$370,500
Cap Rate 9%
$288,167
Alternative Uses
Best Use
Office B
$370.5K
$324.2K – $432.3K
NOI $25,935 @ 7.0% cap · market cap 5.46%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$538.7K
$471.3K – $628.4K
NOI $37,706 @ 7.0% cap · market cap 7.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
359
Businesses Nearby
Explore this area
Business Placement
Demographics for 54636, WI
16,338
Population
6,517
Households
2.5
Avg Household Size
39
Median Age
35%
College-Educated
97%
High-School Grad
83.0 sq mi
ZIP Area
197
Density / Sq Mi
$91,156
Median Household Income
$47,699
Median Earnings
$1,145
Median Rent
$290,600
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?
Office units - Modern condominium office suite with private entry, reception area, collaboration space, and convenient client parking.
Where is this office units located?
The property is located at 814 Main St S Holmen, WI.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 2,463 SF office suite in a professional condominium building; Seven offices and two restrooms; 11‑foot ceilings with open collaboration space
