Baraboo Value-Add Investment
For Sale
Contact for pricing
818 8th St, Baraboo, WI 53913
Anchored by Take 5 Oil Change with value-add potential.
Property Size12,252 SF
Lot Size2.05 Acres
Price / SF$69.38
Days on Market158
Property Features for 818 8th St
General Information
Standard status
Active
Size
12,252 SF
Lot size
2.05 Acres
Property subtype
Retail
Lease Type
NNN
Investment Type
Redevelopment
Net Operating Income
$26,834
Building Details
Buildings
2
Stories
1
Units
3
Tenancy
Multi
Listing Agency:
Bang Realty
(888) 737-2264
Listed By:
Brian Brockman · License #BRK.200900214
Source:
Crexi
Added: Mar 6
Changed: Aug 8
Last Checked: Aug 10 at 4:29AM
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 Bang Realty
Investment Insights
Based on property information with market context.
Located in Baraboo, Wisconsin, approximately 40 miles from Madison, this property presents a value-add opportunity anchored by Take 5 Oil Change. The property is situated off a corridor with an average of approximately 14,291 vehicles per day. The total building area is approximately 12,252 square feet on approximately 2.05 acres. Take 5 occupies approximately 1,632 square feet under a corporate-guaranteed lease that extends through 2031, with a renewal option. Take 5 has been at this location since 2006 and recently renewed their lease, demonstrating nearly two decades of continuous occupancy, generating an income of $46,083 per year. An adjacent shop of approximately 1,920 square feet and a warehouse of approximately 8,700 square feet are currently vacant, offering immediate upside potential. The property offers a full NNN structure at stabilization. The property's automotive service use and building components may qualify for significant accelerated depreciation, including potential 100% bonus depreciation under current tax law. This property is also an owner-user opportunity to occupy the approximately 8,700 square foot warehouse for business purposes and leverage the income from Take 5 to service debt. It is suitable for contractors, landscapers, electricians, plumbers, HVAC companies, fabrication shops, auto body shops, equipment service providers, and other trades-based operations.
Key Highlights
- Value‑add opportunity with immediate upside through lease‑up of ±10,620 SF of vacant space.
- Anchored by Take 5 Oil Change on a corporate‑guaranteed lease through 2031, generating $46,083/year.
- Potential for ±$92,343 NOI at stabilization, projecting a 10.86% cap rate.
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
$66,389
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
7.81%
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%
$1,327,780
$1.3M
Cap Rate 7%
$948,414
$948.4K
Cap Rate 9%
$737,656
$737.7K
Market Conditions
NOI Build-Up for 12,252 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
$83.8K $6.84/SF
− Vacancy
−$5.7K −$0.47/SF
EGI
$78.1K $6.37/SF
− OpEx
−$11.7K −$0.96/SF
NOI
$66.4K $5.42/SF
Area
Sauk County, WI
Vacancy
6.80%
Lease Rate
$6.84 /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%
$1,327,780
Cap Rate 7%
$948,414
Cap Rate 9%
$737,656
Alternative Uses
Best Use
Retail
$1.76M
$1.54M – $2.06M
NOI $123,500 @ 7.0% cap · market cap 14.53%
Second Best
Warehouse
$948.4K
$829.9K – $1.11M
NOI $66,389 @ 7.0% cap · market cap 7.81%
Theoretical Best
Office A
$2.48M
$2.17M – $2.89M
NOI $173,606 @ 7.0% cap · market cap 20.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
481
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 53913, WI
21,046
Population
10,444
Households
2
Avg Household Size
41
Median Age
26%
College-Educated
94%
High-School Grad
138.9 sq mi
ZIP Area
152
Density / Sq Mi
$73,856
Median Household Income
$44,261
Median Earnings
$951
Median Rent
$214,500
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- R & M Auto Body LLC — 109 Water St, Baraboo, WI 53913
- Take 5 Oil Change — 818 8th St Unit C, Baraboo, WI 53913
- Sun Shaders — 219 water st, baraboo, wi 53913
- Dirty Bird Detailing — 818 8th St, Baraboo, WI 53913
- Ejesco Auto — 215 Rosaline St, Baraboo, WI 53913
Frequently Asked Questions
What type of property is this?
Auto shop - Anchored by Take 5 Oil Change with value-add potential.
Where is this auto shop located?
The property is located at 818 8th St Baraboo, WI.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Value‑add opportunity with immediate upside through lease‑up of ±10,620 SF of vacant space.; Anchored by Take 5 Oil Change on a corporate‑guaranteed lease through 2031, generating $46,083/year.; Potential for ±$92,343 NOI at stabilization, projecting a 10.86% cap rate.
