Single-Tenant Office
For Sale
Contact for pricing
N20 W22961 Watertown Rd, Waukesha, WI 53186
Institutional-quality suburban office building offered with a new lease to a strong local tenant.
Property Size8,468 SF
Price / SF$212.56
Days on Market99
Property Features for N20 W22961 Watertown Rd
General Information
Standard status
Active
Size
8,468 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Building Details
Tenancy
Single
Listing Agency:
Newmark - Milwaukee WI
(414) 347-9400
Listed By:
Adam Matson · License #52857
(262) 613-6096
Source:
Moodyscre
Added: May 28
Changed: Aug 23
Last Checked: Sep 2 at 1:02AM
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 Newmark - Milwaukee WI
Investment Insights
Based on property information with market context.
This single-tenant office property is well maintained and presented for sale with a new lease in place with a strong local tenant. The offering is positioned as an institutional-quality suburban office asset, designed to support an ongoing, stable occupancy.
The building provides access from Watertown Road and is located within an established Waukesha/Brookfield office node. It also offers excellent access to I-94 and Goerke’s Corners, supporting convenient commute patterns for tenants and visitors.
For investors and owner-users, the combination of single-tenant structure, maintained condition, and a new lease provides a straightforward path to long-term income stability. The location within a recognized office area and the stated access advantages to major routes make the property a practical fit for buyers seeking a reliable suburban office investment in the Waukesha/Brookfield market.
The building provides access from Watertown Road and is located within an established Waukesha/Brookfield office node. It also offers excellent access to I-94 and Goerke’s Corners, supporting convenient commute patterns for tenants and visitors.
For investors and owner-users, the combination of single-tenant structure, maintained condition, and a new lease provides a straightforward path to long-term income stability. The location within a recognized office area and the stated access advantages to major routes make the property a practical fit for buyers seeking a reliable suburban office investment in the Waukesha/Brookfield market.
Key Highlights
- Single‑tenant office property for purchase with a new lease by a strong local tenant
- Well‑maintained suburban office building with access from Watertown Road
- Located within the established Waukesha/Brookfield office node
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
$117,562
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
6.53%
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%
$2,351,240
$2.4M
Cap Rate 7%
$1,679,457
$1.7M
Cap Rate 9%
$1,306,244
$1.3M
Market Conditions
NOI Build-Up for 8,468 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
$210.3K $24.84/SF
− Vacancy
−$53.6K −$6.33/SF
EGI
$156.7K $18.51/SF
− OpEx
−$39.2K −$4.63/SF
NOI
$117.6K $13.88/SF
Area
Waukesha County, WI
Vacancy
25.48%
Lease Rate
$24.84 /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%
$2,351,240
Cap Rate 7%
$1,679,457
Cap Rate 9%
$1,306,244
Alternative Uses
Best Use
Office B
$1.68M
$1.47M – $1.96M
NOI $117,562 @ 7.0% cap · market cap 6.53%
Second Best
—
—
no second resolved use
Theoretical Best
Flex RnD
$4.32M
$3.78M – $5.04M
NOI $302,527 @ 7.0% cap · market cap 16.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
364
Businesses Nearby
Explore this area
Business Placement
Demographics for 53186, WI
32,332
Population
15,066
Households
2.1
Avg Household Size
38
Median Age
39%
College-Educated
95%
High-School Grad
12.6 sq mi
ZIP Area
2,566
Density / Sq Mi
$74,596
Median Household Income
$42,007
Median Earnings
$1,180
Median Rent
$277,800
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 building - Institutional-quality suburban office building offered with a new lease to a strong local tenant.
Where is this office building located?
The property is located at N20 W22961 Watertown Rd Waukesha, WI.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Single‑tenant office property for purchase with a new lease by a strong local tenant; Well‑maintained suburban office building with access from Watertown Road; Located within the established Waukesha/Brookfield office node
