Flex Space with Showroom and
For Sale
$2,550,000
N5550 County Rd, Onalaska, WI 54650
Y, Onalaska, WI
Property Size17,640 SF
Lot Size1.50 Acres
Price / SF$144.56
Days on Market160
Property Features for N5550 County Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning
G2-Commercial
Directions
Take The Great River Rd (WI-35). Pass 2 roundabouts and continue on State Road 35 (WI-35 N), Turn left onto County Rd Z
Standard status
Active
APN
010002035001
Size
17,640 SF
Lot size
1.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
16619
Building Details
Year built
2025
Architectural style
Other
Listing Agency:
Coulee Real Estate & Property Management LLC
(608) 269-3600
Listed By:
Tara Campbell · License #90223-94
(608) 317-6505
Added: Mar 16
Changed: Aug 21
Last Checked: Aug 22 at 6:06AM
MLS# 1954054
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 17,640-square-foot flex property comprises three commercial buildings on 1.5 acres. The first building includes showroom and office areas. The second is configured as a warehouse with a loading dock, storage space, and bathroom, while the third combines office and garage areas with bathrooms.
The property was built in 2025 and is zoned G2-Commercial. Each building has separate metering, and the site is served by a private well, septic system, and holding tank. The property is located on N5550 County Rd in Onalaska, Wisconsin, within La Crosse County.
The property was built in 2025 and is zoned G2-Commercial. Each building has separate metering, and the site is served by a private well, septic system, and holding tank. The property is located on N5550 County Rd in Onalaska, Wisconsin, within La Crosse County.
Key Highlights
- 17,640 square feet across three commercial buildings
- 1.5‑acre property in Onalaska, WI
- Building 1 includes showroom and office space
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
$204,737
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
8.03%
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%
$4,094,740
$4.1M
Cap Rate 7%
$2,924,814
$2.9M
Cap Rate 9%
$2,274,856
$2.3M
Market Conditions
NOI Build-Up for 17,640 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
$338.7K $19.20/SF
− Vacancy
−$23.7K −$1.34/SF
EGI
$315.0K $17.86/SF
− OpEx
−$110.2K −$6.25/SF
NOI
$204.7K $11.61/SF
Area
La Crosse County, WI
Vacancy
7.00%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
35.00%
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%
$4,094,740
Cap Rate 7%
$2,924,814
Cap Rate 9%
$2,274,856
Alternative Uses
Best Use
Flex RnD
$2.92M
$2.56M – $3.41M
NOI $204,737 @ 7.0% cap · market cap 8.03%
Second Best
Office B
$2.65M
$2.32M – $3.10M
NOI $185,749 @ 7.0% cap · market cap 7.28%
Theoretical Best
Specialty Retail
$3.86M
$3.38M – $4.50M
NOI $270,051 @ 7.0% cap · market cap 10.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Dock-high doors
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 54650, WI
24,523
Population
11,166
Households
2.2
Avg Household Size
41
Median Age
40%
College-Educated
98%
High-School Grad
30.9 sq mi
ZIP Area
794
Density / Sq Mi
$85,255
Median Household Income
$48,366
Median Earnings
$1,109
Median Rent
$279,100
Median Home Value
Market
Vacancy Rate% for Office 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?
Flex space - Three-building commercial property combines showroom, office, warehouse, loading, storage, garage, and restroom facilities.
Where is this flex space located?
The property is located at N5550 County Rd Onalaska, WI.
What is the asking price?
The asking price for this property is $2,550,000.
What are key features of this property?
This property features: 17,640 square feet across three commercial buildings; 1.5‑acre property in Onalaska, WI; Building 1 includes showroom and office space
