Minocqua/Woodruff Commercial Park
For Sale
Contact for pricing
8778 Earls Ct, Woodruff, WI 54568
Updated building in a desirable commercial park with ample parking.
Property Size1,536 SF
Price / SF$214.84
Days on Market162
Property Features for 8778 Earls Ct
General Information
Standard status
Active
Size
1,536 SF
Property subtype
Retail, Office
Zoning
Business B2 & Industrial
Building Details
Stories
2
Units
1
Tenancy
Single
Listing Agency:
Redman Realty Group, LLC
(715) 892-7325
Listed By:
Adam Redman · License #WI
Source:
Crexi
Added: Mar 12
Changed: Aug 8
Last Checked: Aug 8 at 6:33AM
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 Redman Realty Group, LLC
Investment Insights
Based on property information with market context.
This well-maintained and updated two-story building is located in a Minocqua/Woodruff commercial park. The property features a private cul-de-sac setting. The building has a 1/2 log exterior and includes blacktop driveway and parking lots with ample parking spaces. The main floor features a spacious reception area, three offices, and a half bath. The lower level, accessible via a separate exterior entrance, includes a kitchen/dining area, an office/storage room, a full bath, and a utility room. A one-car detached garage/storage building is also included. The property is equipped with Spectrum cable, natural gas, a conventional septic system, and a point well. The property offers a charming building and setting for a multitude of business opportunities.
Key Highlights
- Convenient location in Minocqua/Woodruff commercial park.
- Attractive and professional 1/2 log two story building.
- Ample parking spaces with blacktop driveway and parking lots.
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
$13,824
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
4.19%
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%
$276,480
$276.5K
Cap Rate 7%
$197,486
$197.5K
Cap Rate 9%
$153,600
$153.6K
Market Conditions
NOI Build-Up for 1,536 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
$20.3K $13.20/SF
− Vacancy
−$527 −$0.34/SF
EGI
$19.7K $12.86/SF
− OpEx
−$5.9K −$3.86/SF
NOI
$13.8K $9.00/SF
Area
Oneida County, WI
Vacancy
2.60%
Lease Rate
$13.20 /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%
$276,480
Cap Rate 7%
$197,486
Cap Rate 9%
$153,600
Alternative Uses
Best Use
Retail
$197.5K
$172.8K – $230.4K
NOI $13,824 @ 7.0% cap · market cap 4.19%
Second Best
Office B
$187.6K
$164.2K – $218.9K
NOI $13,133 @ 7.0% cap · market cap 3.98%
Theoretical Best
Industrial
$718.9K
$629.1K – $838.7K
NOI $50,324 @ 7.0% cap · market cap 15.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Demographics for 54568, WI
5,175
Population
3,855
Households
1.3
Avg Household Size
55
Median Age
36%
College-Educated
96%
High-School Grad
71.2 sq mi
ZIP Area
73
Density / Sq Mi
$71,944
Median Household Income
$45,337
Median Earnings
$791
Median Rent
$262,100
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?
Retail space - Updated building in a desirable commercial park with ample parking.
Where is this retail space located?
The property is located at 8778 Earls Ct Woodruff, WI.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: Convenient location in Minocqua/Woodruff commercial park.; Attractive and professional 1/2 log two story building.; Ample parking spaces with blacktop driveway and parking lots.
