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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Commercial real estate
12021 Bluemound Rd Wauwatosa, WI 53226-3813
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US92-0909540
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
0.98 ac (42,689 SF)
Zoning code
C2
APN
412-0046-01
UPID
US92-0909540
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$850k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$850k
Owner & transaction history
John A Vassallo · 1 yrs held
John A Vassallo
since 2024
Last sale
$850,000
3 recorded transactions
Zoning & alternative use
C2 · Wauwatosa, WI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The C2, General Commercial district accommodates a broad range of business and commercial uses. While designed to support regional shopping and commercial activity, the district also allows mixed-use, and multi-unit residential uses
Zone name
General Commercial
General category
MIXED_USE
Zone area
540.08 ac
Source
Realmo
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Wauwatosa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wauwatosa submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$850,000
ML approach
$850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$850k
Range $765k – $935k · ±10% · vs last sale $850k (Mar 7 2024)
Last sale anchor
$850k
Mar 7 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$27,920
Tax year 2022
Assessed value
$1,283,900
Assessed 2022
Previous assessed
$1,283,900
+0.0% YoY
Effective rate
2.17%
On assessed value
Assessed land
$858,000
Assessed improvement
$425,900
Total market value
$1,521,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Lot
0.98 ac (42,689 SF)
Zoning code
C2
APN
412-0046-01
UPID
US92-0909540
Jurisdiction
MILWAUKEE
Zoning & alternative use
C2 · Wauwatosa, WIZoning C2 · permitted uses
C2 · Wauwatosa, WI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The C2, General Commercial district accommodates a broad range of business and commercial uses. While designed to support regional shopping and commercial activity, the district also allows mixed-use, and multi-unit residential uses
Zone name
General Commercial
General category
MIXED_USE
Zone area
540.08 ac
Source
Realmo
Building & site characteristics
From public records
Heating
NONE
Lot
0.98 ac
Current owner
From public records · entity-resolved
John A Vassallo
Individual
Mailing address
730 N PLANKINTON AVE STE 1A, MILWAUKEE, WI 53203-2409
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2025
—
Kosmos 12021 Tosa LLC
—
Deed
related
$2,840,000 · B1bank
Nov 20, 2024
—
John A Vassallo
Kosmos Iron LLC
Quitclaim Deed
related
$637,500 · Forte Bank
Mar 7, 2024
$850,000
Kosmos Iron LLC
Iron Mountain Information Managemen
Special Warranty Deed
$637,500 · Forte Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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