Bluemound Road Mixed-Use
For Sale
Contact for pricing
18110 W Bluemound Rd, Brookfield, WI 53045
Retail, office, and warehouse space on Bluemound Road.
Property Size49,280 SF
Price / SF$99.43
Days on Market1140
Property Features for 18110 W Bluemound Rd
General Information
Standard status
Active
Size
49,280 SF
Property subtype
Industrial, Mixed Use, Office, Retail
Zoning
B2
Building Details
Year Built
1982
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Capital Commercial
(262) 691-1310
Listed By:
Kevin Crary · License #WI
Source:
Crexi
Added: Jul 10, 2023
Changed: Aug 13
Last Checked: Aug 21 at 11:06PM
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 Capital Commercial
Investment Insights
Based on property information with market context.
This mixed-use property on Bluemound Road features retail, office, and warehouse spaces. The building, with a total size of 49,280 square feet, is currently multi-tenant but could be converted into a single-tenant, owner-user building. It includes approximately 15,680 square feet of retail space, approximately 15,680 square feet of office space, and approximately 17,920 square feet of high bay warehouse space. The lower-level offices have the potential to be converted into low bay warehouse space. The property also features a large parking area in the back, offering room for expansion. Additional features include a new roof, newer HVAC units, and several restrooms throughout the building.
Key Highlights
- Versatile property suitable for retail, office, and warehouse use.
- Substantial space: Approximately 15,680 sf of retail, 15,680 sf of office, and 17,920 sf of high bay warehouse.
- Adaptable for multi‑tenant or single owner‑user occupancy.
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
$217,671
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
4.44%
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%
$4,353,420
$4.4M
Cap Rate 7%
$3,109,586
$3.1M
Cap Rate 9%
$2,418,567
$2.4M
Market Conditions
NOI Build-Up for 49,280 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
$269.6K $5.47/SF
− Vacancy
−$13.5K −$0.27/SF
EGI
$256.1K $5.20/SF
− OpEx
−$38.4K −$0.78/SF
NOI
$217.7K $4.42/SF
Area
Waukesha County, WI
Vacancy
5.00%
Lease Rate
$5.47 /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%
$4,353,420
Cap Rate 7%
$3,109,586
Cap Rate 9%
$2,418,567
Alternative Uses
Best Use
Retail
$9.98M
$8.73M – $11.64M
NOI $698,337 @ 7.0% cap · market cap 14.25%
Second Best
Office B
$9.77M
$8.55M – $11.40M
NOI $684,158 @ 7.0% cap · market cap 13.96%
Theoretical Best
Flex RnD
$25.15M
$22.01M – $29.34M
NOI $1,760,575 @ 7.0% cap · market cap 35.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
812
Businesses Nearby
Explore this area
Business Placement
Demographics for 53045, WI
23,651
Population
10,061
Households
2.4
Avg Household Size
45
Median Age
62%
College-Educated
98%
High-School Grad
14.4 sq mi
ZIP Area
1,642
Density / Sq Mi
$116,541
Median Household Income
$62,417
Median Earnings
$1,867
Median Rent
$443,500
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?
Mixed-use property - Retail, office, and warehouse space on Bluemound Road.
Where is this mixed-use property located?
The property is located at 18110 W Bluemound Rd Brookfield, WI.
What is the asking price?
The asking price for this property is $4,900,000.
What are key features of this property?
This property features: Versatile property suitable for retail, office, and warehouse use.; Substantial space: Approximately 15,680 sf of retail, 15,680 sf of office, and **17,920 sf of high bay warehouse**.; Adaptable for multi‑tenant or single owner‑user occupancy.
