Vineyard and Winery
For Sale
$1,200,000
W8170 Pilz Road, Browntown, WI 53522
Business/Comm, Browntown, WI
Property Size15,396 SF
Lot Size10.99 Acres
Price / SF$77.94
Days on Market47
Property Features for W8170 Pilz Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Security features
Security System
Interior features
Truck dr(s) 15ft or lower, Public rest rooms, Less than 440 volt, Security system
Lot features
Free standing
Directions
From Monroe take HWY 11 West, then take a left onto Allen Rd., turn right onto Pilz Rd, Hawk's Mill Winery will be on the right.
Subdivision
CADIZ - T
Standard status
Active
APN
008-0092.1600
Size
15,396 SF
Lot size
10.99 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7378
Building Details
Year built
1974
Number of units
3
Roof type
Metal, Composition
Listing Agency:
EXIT Professional Real Estate · EXIT Realty
(608) 426-7111
Listed By:
Jeff Maliszewski · License #5654590
(608) 293-0561
Added: Jul 17
Changed: Aug 31
Last Checked: Sep 1 at 12:06AM
MLS# 2021050
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 commercial vineyard property spans 10.99 acres and includes 15,396 square feet across winery-related improvements. The vineyard contains Frontenac Gris, Marquette, and Petite Pearl plantings. Improvements include a wine bar with countryside views, an event pavilion, and a production building with a bathroom, cooler, and office. A 5,760-square-foot heated warehouse adds substantial enclosed space. The offering also includes winery business assets and inventory.
Located at W8170 Pilz Road in Browntown, Wisconsin, the property carries Commercial zoning. Building features include public rest rooms, a security system, truck doors 15 feet or lower, and electrical service below 440 volts. The improvements date to 1974 and have metal and composition roofing.
Located at W8170 Pilz Road in Browntown, Wisconsin, the property carries Commercial zoning. Building features include public rest rooms, a security system, truck doors 15 feet or lower, and electrical service below 440 volts. The improvements date to 1974 and have metal and composition roofing.
Key Highlights
- 10.99‑acre vineyard property with Frontenac Gris, Marquette, and Petite Pearl varieties
- 15,396 square feet of total property improvements
- 5,760‑square‑foot heated warehouse
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
$98,707
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
8.23%
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%
$1,974,140
$2.0M
Cap Rate 7%
$1,410,100
$1.4M
Cap Rate 9%
$1,096,744
$1.1M
Market Conditions
NOI Build-Up for 15,396 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
$120.1K $7.80/SF
− Vacancy
−$4.0K −$0.26/SF
EGI
$116.1K $7.54/SF
− OpEx
−$17.4K −$1.13/SF
NOI
$98.7K $6.41/SF
Area
Green County, WI
Vacancy
3.30%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
15.00%
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%
$1,974,140
Cap Rate 7%
$1,410,100
Cap Rate 9%
$1,096,744
Alternative Uses
Best Use
Warehouse
$1.41M
$1.23M – $1.65M
NOI $98,707 @ 7.0% cap · market cap 8.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.50M
$3.94M – $5.25M
NOI $314,817 @ 7.0% cap · market cap 26.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 53522, WI
1,025
Population
438
Households
2.3
Avg Household Size
50
Median Age
15%
College-Educated
88%
High-School Grad
39.2 sq mi
ZIP Area
26
Density / Sq Mi
$79,271
Median Household Income
$39,856
Median Earnings
$820
Median Rent
$183,000
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Vineyard - Commercial vineyard with production facilities, an event pavilion, wine bar, and heated warehouse.
Where is this vineyard located?
The property is located at W8170 Pilz Road Browntown, WI.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 10.99‑acre vineyard property with Frontenac Gris, Marquette, and Petite Pearl varieties; 15,396 square feet of total property improvements; 5,760‑square‑foot heated warehouse
