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    Lakefront Land with Cabin Title is generated by Realmo AI

    N7280 Waters Edge Road, Black River Falls, WI 54615

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    New
    For Sale
    $199,000

    LAND - Black River Falls, WI

    Lot size:
    15.04 Acres
    Added:
    Jun 1, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 5 at 5:06 pm

    Property Features for N7280 Waters Edge Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Standard status
    Active
    APN
    00200030100
    Lot size
    15.04 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LOT 1 WATERS EDGE PLAT BEING PT OF GL 6
    Tax Annual Amount
    2105

    Utilities

    Water front features
    River Front
    Water front
    1

    Building Details

    Additional Structures
    Shed(s)

    We can help!

    Listing Contact
    Jim Franks

    Listing agent Jim Franks License #58289-90

    Listing office Badger State Realty N49255 County Rd. B, Osseo, WI

    Listing date Jun 1, 2026

    MLS# 1601901 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

    • 15.04‑acre lakefront property with river frontage and scenic Black River views
    • Includes a 13 ft x 11 ft cabin with metal roof, Potbelly wood stove, and an 8 ft x 13 ft screen porch
    • RV or motor home accommodation noted, with paved Waters Edge Road access
    • On‑site outbuildings include an 8 ft x 4 ft lawn and garden shed, plus fire pit and wood pile
    • Borders 57 acres of public land for hunting and fishing, with a hiking trail along the river bank
    • Electricity available; driveway features culverts and rock, with noted possibility to add steps or an elevator to reach the lake shore

    Overview

    This waterfront land offering totals 15.04 acres and includes an existing 13 ft. x 11 ft. cabin with a metal roof, a Potbelly wood stove, and an 8' x 13' screen porch. Additional improvements include an 8' x 4' lawn and garden shed, a fire pit and wood pile, and a hiking trail along the river bank. The property has mature hardwoods and maple trees, and electricity is available. A long, scenic driveway runs through the towering forest, with driveway culverts and rock noted in the remarks.

    The parcel is described as lakefront on the Black River, with Waters Edge Road paved for access. The land borders 57 acres of public land, providing opportunities for hunting and fishing. The remarks also note the possibility of adding steps or an elevator for easier access down to the lake shore.

    For buyers looking for a private build site, this property combines natural waterfront setting with usable existing structures for immediate weekend and recreational use. For longer-stay occupants, the cabin and screen porch provide basic shelter while you plan for a primary residence. The combination of wooded acreage, public-land adjacency, and paved road access supports a range of owner-occupant and recreational plans.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Auto Repair Shop Auto Parts Store Accounting Firm Storage Facility Discount Store Car Rental Facility Tanning Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Black River Falls
    County
    Jackson
    State
    Wisconsin
    Longitude
    -90.811152
    Latitude
    44.333721

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    FAQs

    What type of property is this?
    Waterfront Land - Develop a lakeside home or recreational getaway on wooded waterfront land featuring an existing cabin and screened porch.
    Where is this waterfront land located?
    The property is located at N7280 Waters Edge Road Black River Falls, WI.
    What is the asking price?
    The asking price for this property is $199,000.
    What are key features of this property?
    This property features: 15.04‑acre lakefront property with river frontage and scenic Black River views; Includes a 13 ft x 11 ft cabin with metal roof, Potbelly wood stove, and an 8 ft x 13 ft screen porch; RV or motor home accommodation noted, with paved Waters Edge Road access
    (715) 597-3187
    We can help!
    Listing Contact
    Jim Franks
    Real Estate License ID: 58289-90
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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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