Bar and Pub with
New
For Sale
$349,900
N2019 River Rd, Campbellsport, WI 53010
N, Campbellsport, WI
Property Size2,180 SF
Lot Size4.18 Acres
Price / SF$160.50
Days on Market1
Property Features for N2019 River Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
commercial
Directions
North On HWY 45, Left on Lovers Lane, Left on 67. Right on East River Road, Left on North River Road
Standard status
Active
APN
T03131999AE04500
Size
2,180 SF
Lot size
4.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4897
Building Details
Year built
1982
Architectural style
Other
Listing Agency:
Boss Realty, LLC
(262) 689-0022
Listed By:
Thomas Zernia · License #5745190
(715) 276-6528
Added: Sep 2
Last Checked: Sep 2 at 11:06PM
MLS# 1978761
Copyright © 2026 Metro MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,180-square-foot bar and restaurant property offers a dedicated bar area, extensive seating, and an outdoor patio. Built in 1982, the building provides a hospitality-oriented layout suitable for continued food-and-beverage use or a reimagined concept.
The property occupies 4.18 acres at N2019 River Rd in Campbellsport, Wisconsin, within Fond du Lac County. Commercial zoning supports its existing commercial use profile.
The property occupies 4.18 acres at N2019 River Rd in Campbellsport, Wisconsin, within Fond du Lac County. Commercial zoning supports its existing commercial use profile.
Key Highlights
- 2,180 square feet of bar and restaurant space
- 4.18‑acre property in Campbellsport, WI
- Large bar area with ample seating
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
$28,194
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
8.06%
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%
$563,880
$563.9K
Cap Rate 7%
$402,771
$402.8K
Cap Rate 9%
$313,267
$313.3K
Market Conditions
NOI Build-Up for 2,180 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
$39.2K $18.00/SF
− Vacancy
−$1.6K −$0.76/SF
EGI
$37.6K $17.24/SF
− OpEx
−$9.4K −$4.31/SF
NOI
$28.2K $12.93/SF
Area
Fond du Lac County, WI
Vacancy
4.20%
Lease Rate
$18.00 /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%
$563,880
Cap Rate 7%
$402,771
Cap Rate 9%
$313,267
Alternative Uses
Best Use
Specialty Retail
$402.8K
$352.4K – $469.9K
NOI $28,194 @ 7.0% cap · market cap 8.06%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$2.10M
$1.84M – $2.45M
NOI $147,045 @ 7.0% cap · market cap 42.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 53010, WI
7,497
Population
3,420
Households
2.2
Avg Household Size
47
Median Age
21%
College-Educated
95%
High-School Grad
104.6 sq mi
ZIP Area
72
Density / Sq Mi
$95,476
Median Household Income
$51,910
Median Earnings
$909
Median Rent
$276,400
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Bar & Pub - Commercially zoned property with a restaurant layout, ample seating, and outdoor dining space.
Where is this bar & pub located?
The property is located at N2019 River Rd Campbellsport, WI.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: 2,180 square feet of bar and restaurant space; 4.18‑acre property in Campbellsport, WI; Large bar area with ample seating
