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    W1340 Beach Rd East Troy, WI 53120

    • Retail properties
    • 2.98 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Lindey's On Beulah / Real Estate

    Property Details for W1340 Beach Rd

    Lot size
    2.98 lot acres
    Property type
    Retail properties

    Description

    Exceptional 2.98-acre commercial development opportunity in East Troy, Wisconsin, on the highly desirable Lake Beulah. This property boasts 138 feet of deeded shoreline and four piers with up to 14 approved boat slips, offering potential for significant seasonal rental income. Currently zoned B-3 Waterfront Business District & R, the site allows for a wide range of commercial uses, including hotel development (county approval for 28-60 units exists, with conceptual drawings available), condominiums/hotelminiums, restaurants, event centers, retail, marine services, private membership clubs, and assisted care facilities. Residential development is also possible, pending rezoning and permitting. The existing building will be removed post-sale, creating a blank canvas for a new development. Located less than a block from Lulabell's Restaurant and the Lake Beulah Yacht Club, this property benefits from high traffic and visibility. Convenient access to Highway 43 ensures easy access to Mitchell International Airport, hiking/biking trails, shopping, and dining. The seller has owned this largest commercial development site on the lake for over 30 years. The APN is P E T 900001D. Asking price is $4,500,000. This is a rare opportunity to acquire a significant waterfront property with substantial development potential in a highly sought-after location.

    Value Estimations

    Powered by Realmo proprietary methodology Last update: July 3, 2025

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    East Troy
    County
    Walworth
    State
    Wisconsin
    Longitude
    -88.3674
    Latitude
    42.8274

    Comparable in this City

    • Value Estimation by Request
      45,000 SF

      3266-3288 Main St

      Retail properties • 45,000 SF
      3266-3288 Main St, East Troy, WI 53120
      View Details
    • Value Estimation by Request
      45,000 SF

      3266-3288 Main St

      Retail properties • 45,000 SF
      3266-3288 Main St, East Troy, WI 53120
      View Details
    • Value Estimation by Request
      2,566 SF

      I-43 Hwy

      Retail properties • 2,566 SF
      I-43 Hwy, East Troy, WI 53120
      View Details
    • Value Estimation by Request
      4.08 Acres

      1 Main St

      Land • 4.08 Acres
      1 Main St, East Troy, WI 53120
      View Details
    • Value Estimation by Request

      Troy

      Distribution properties
      0 Troy, East Troy, WI 53120
      View Details
    • Value Estimation by Request
      0.85 Acres

      2579 Nn St

      COMMERCIAL (GENERAL) • 0.85 Acres
      2579 Nn St, East Troy, WI 53120-1260
      View Details

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    W1340 Beach Rd
    East Troy, WI 53120
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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