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    Productive Land with Building Sites Title is generated by Realmo AI

    N3953-201 Bear Pen Road, Arkansaw, WI 54721

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    For Sale
    $1,550,715

    LAND - Arkansaw, WI

    Lot size:
    201.00 Acres
    Added:
    Nov 1, 2025
    Days on Market:
    208
    Last Refresh:
    May 27 at 1:06 pm

    Property Features for N3953-201 Bear Pen Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Standard status
    Active
    APN
    00600477
    Lot size
    201.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    2674

    Building Details

    Additional Structures
    Storage

    We can help!

    Listing Contact
    Thomas Giebel

    Listing agent Thomas Giebel License #98748-94

    Listing office eXp Realty LLC 8383 Greenway Blvd., Ste. 600, Middleton, WI

    Listing date Nov 1, 2025

    MLS# 1596892 Listing URL

    Copyright © 2026 REALTORS® Association of Northwestern Wisconsin. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 201‑acre property with productive tillable land, timber, and diverse habitat.
    • Multiple buildable sites with power at the street.
    • Income‑producing property with existing CRP enrollments providing annual payments.
    • Excellent hunting opportunities.
    • Mature timber with potential for lumber and maple syrup revenue.
    • Convenient location near the Chippewa River, Mississippi River, and Lake Pepin.

    Overview

    This 201-acre tract is located in the rolling hills of Pepin County near Ella of Frankfort Township. The property includes multiple buildable spots situated just off a paved road. The land features FSA tillable acres with an NCCPI of 76.3 across the entire tillable portion. The balance of the property consists of timber, draws, CRP cover, and interior fields. Timber includes mature white oak and hard maple. New trails with two trailheads near Bear Pen Road have been cut in for access and game retrieval. The property has potential revenue streams from lumber and maple syrup, with sugar bush stands above the tree line and at lower elevations near Bear Pen Road. Conservation and income are in place with two CRP enrollments, including acreage in General Sign-Up and in SAFE WI Monarch and Pollinator. These programs add structure, edge, and year-round cover for deer and upland wildlife while generating annual payments. The property also features a pond and access to the Chippewa River, and is close to the Mississippi River and Lake Pepin. It is certified organic farmland and has power at the street.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural properties

    Map

    City
    Arkansaw
    County
    Pepin
    State
    Wisconsin
    Longitude
    -92.07
    Latitude
    44.6218

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    FAQs

    What type of property is this?
    Agricultural property - 201-acre tract with tillable land, timber, and building sites.
    Where is this agricultural property located?
    The property is located at N3953-201 Bear Pen Road Arkansaw, WI.
    What is the asking price?
    The asking price for this property is $1,550,715.
    What are key features of this property?
    This property features: 201‑acre property with productive tillable land, timber, and diverse habitat.; Multiple buildable sites with power at the street.; Income‑producing property with existing CRP enrollments providing annual payments.
    (612) 210-4321
    We can help!
    Listing Contact
    Thomas Giebel
    Real Estate License ID: 98748-94
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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.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

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

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