Mixed-Use Property with Bluff
For Sale
$549,000
N2349 WIBU Road, Poynette, WI 53955
COMMERCIAL - Poynette, WI
Property Size2,707 SF
Lot Size2.76 Acres
Price / SF$202.81
Days on Market30
Property Features for N2349 WIBU Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Comm/Res
Interior features
Residential unit(s)
Lot features
Free standing
Directions
HWY 60 to N on WIBU Rd
Subdivision
ARLINGTON - T
Standard status
Active
APN
11002 179.02
Size
2,707 SF
Lot size
2.76 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1805
Building Details
Year built
1948
Number of units
1
Roof type
Membrane, Flat
Listing Agency:
Madcityhomes.Com
(608) 438-3150
Listed By:
Stuart Meland · License #5124290
(608) 438-3150
Added: Jul 12
Changed: Aug 10
Last Checked: Aug 10 at 7:06PM
MLS# 2016278
Copyright © 2026 REALTORS® Association of South Central Wisconsin. 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.
Set on 2.76 acres, this mixed-use property includes a 2,707-square-foot building constructed in 1948. The two-level layout includes residential unit(s), a lower floor formerly used as a radio station, and an upper-level residence. A full basement with large windows provides additional interior area, while the membrane and flat roof systems are existing building features.
The property is located at N2349 WIBU Road in Poynette, Wisconsin, with views toward the Baraboo Bluffs from its elevated setting. The building requires extensive cosmetic renovation. The site may also support removal of the existing structure and redevelopment as an open 2.76-acre parcel, subject to applicable requirements. Comm/Res zoning is reported for the property.
The property is located at N2349 WIBU Road in Poynette, Wisconsin, with views toward the Baraboo Bluffs from its elevated setting. The building requires extensive cosmetic renovation. The site may also support removal of the existing structure and redevelopment as an open 2.76-acre parcel, subject to applicable requirements. Comm/Res zoning is reported for the property.
Key Highlights
- 2.76‑acre mixed‑use property in Poynette, WI
- 2,707‑square‑foot building constructed in 1948
- Two‑level layout with lower‑floor radio station history and upper‑level residence
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
$32,159
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
5.86%
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%
$643,180
$643.2K
Cap Rate 7%
$459,414
$459.4K
Cap Rate 9%
$357,322
$357.3K
Market Conditions
NOI Build-Up for 2,707 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
$58.5K $21.60/SF
− Vacancy
−$7.0K −$2.59/SF
EGI
$51.5K $19.01/SF
− OpEx
−$19.3K −$7.13/SF
NOI
$32.2K $11.88/SF
Area
Columbia County, WI
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$643,180
Cap Rate 7%
$459,414
Cap Rate 9%
$357,322
Alternative Uses
Best Use
Mixed Use
$459.4K
$402.0K – $536.0K
NOI $32,159 @ 7.0% cap · market cap 5.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$608.2K
$532.1K – $709.5K
NOI $42,571 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 53955, WI
5,951
Population
2,805
Households
2.1
Avg Household Size
45
Median Age
27%
College-Educated
96%
High-School Grad
73.1 sq mi
ZIP Area
81
Density / Sq Mi
$95,802
Median Household Income
$52,849
Median Earnings
$791
Median Rent
$285,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level building with residential features, full basement, and commercial or residential use potential.
Where is this mixed-use property located?
The property is located at N2349 WIBU Road Poynette, WI.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 2.76‑acre mixed‑use property in Poynette, WI; 2,707‑square‑foot building constructed in 1948; Two‑level layout with lower‑floor radio station history and upper‑level residence
