Highway-Visible Storefront
For Sale
$499,000
W10521 Tritz Road, Portage, WI 53901
Business/Comm, Portage, WI
Property Size4,288 SF
Lot Size4.09 Acres
Price / SF$116.37
Days on Market138
Property Features for W10521 Tritz Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C3 Hwy Int
Interior features
Signage available
Lot features
Near Major Highway
Directions
Northwest corner of I90-94 and State Hwy 33 (Tritz); Portage/Baraboo Exit
Subdivision
CALEDONIA - T
Standard status
Active
APN
11004 609.A1
Size
4,288 SF
Lot size
4.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5095
Building Details
Year built
1977
Number of units
2
Roof type
Composition, Membrane
Listing Agency:
Restaino & Associates
(608) 833-7777
Listed By:
Craig Endres · License #5637994
(608) 577-2245
Added: Apr 17
Changed: Aug 31
Last Checked: Sep 1 at 1:06AM
MLS# 1990342
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.
This storefront property includes a 4,288-square-foot building on approximately 4.09 acres. Constructed in 1977, the building has both composition and membrane roofing, with signage available on site. The property is zoned C3 Highway Interchange, and its location provides visibility from I90-94 near the Hwy 33 exit. The site address is W10521 Tritz Road in Portage, Wisconsin. Its commercial improvements, highway-oriented zoning, and land area define the offering.
Key Highlights
- 4.09 +/- acres of commercial property
- 4,288 +/- Sqft building
- Zoned C3 Highway Interchange
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
$43,834
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
8.78%
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%
$876,680
$876.7K
Cap Rate 7%
$626,200
$626.2K
Cap Rate 9%
$487,044
$487.0K
Market Conditions
NOI Build-Up for 4,288 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
$68.4K $15.96/SF
− Vacancy
−$5.8K −$1.36/SF
EGI
$62.6K $14.60/SF
− OpEx
−$18.8K −$4.38/SF
NOI
$43.8K $10.22/SF
Area
Columbia County, WI
Vacancy
8.50%
Lease Rate
$15.96 /SF/Yr
Expense Ratio
30.00%
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%
$876,680
Cap Rate 7%
$626,200
Cap Rate 9%
$487,044
Alternative Uses
Best Use
Retail
$626.2K
$547.9K – $730.6K
NOI $43,834 @ 7.0% cap · market cap 8.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$963.3K
$842.9K – $1.12M
NOI $67,434 @ 7.0% cap · market cap 13.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
8k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
BP
Shops & Services
7,786 visits/mo
0.2 miles
Demographics for 53901, WI
14,924
Population
6,550
Households
2.3
Avg Household Size
42
Median Age
20%
College-Educated
91%
High-School Grad
147.3 sq mi
ZIP Area
101
Density / Sq Mi
$72,244
Median Household Income
$40,914
Median Earnings
$969
Median Rent
$214,300
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?
Storefront property - The property carries C3 Highway Interchange zoning and includes signage available for commercial identification.
Where is this storefront property located?
The property is located at W10521 Tritz Road Portage, WI.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 4.09 +/- acres of commercial property; 4,288 +/- Sqft building; Zoned C3 Highway Interchange
