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Property profile & analytics
OFF-MARKET
Estimated value
$3,640,000
Commercial land
2163rd County Rd B B, West Salem, WI 54669-9401
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US92-1105237
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.32 ac (13,939 SF)
Zoning code
COMMERCIAL DISTRICT
APN
001-000122-000
UPID
US92-1105237
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
$3.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.64M
Owner & transaction history
Tforce Properties INC · 3 yrs held
Tforce Properties INC
since 2023
Last sale
$3.6M
3 recorded transactions
Zoning & alternative use
COMMERCIAL DISTRICT · West Salem, WI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 West Salem submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Salem 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
$4,075,000
ML approach
$3,720,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.64M
Range $3.28M – $4.00M · ±10% · vs last sale $3.60M (May 15 2023)
Last sale anchor
$3.60M
May 15 2023
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 2023Property tax & assessments
Tax year 2023
Tax billed
$73
Tax year 2023
Assessed value
$4,200
Assessed 2023
Previous assessed
$4,200
+0.0% YoY
Effective rate
1.74%
On assessed value
Assessed land
$4,200
Land market value
$4,200
Total market value
$4,200
Applied tax rate
245.0000
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 land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.32 ac (13,939 SF)
Zoning code
COMMERCIAL DISTRICT
APN
001-000122-000
UPID
US92-1105237
Jurisdiction
LA CROSSE
Zoning & alternative use
COMMERCIAL DISTRICT · West Salem, WI
Zoning COMMERCIAL DISTRICT · permitted uses
COMMERCIAL DISTRICT · West Salem, WI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Salem. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
0.32 ac
Current owner
From public records · entity-resolved
Tforce Properties INC
Entity
Ownership since
2023
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
May 15, 2023
$3,600,000
Tforce Properties INC
Rdp Investments LLC
Warranty Deed
—
Sep 9, 2020
$1,600,000
Rdp Investments LLC
Hot Line Truckload Services LLC
Warranty Deed
$1,280,000 · First Citizens Bank
Jan 4, 2005
$100,000
Hot Line Truckload Services LLC
Carol L Hass
Warranty Deed
$100,000 · Acuity 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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