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Property profile & analytics
FOR SALE
Medical Office Space
4801 Expo Dr Manitowoc, WI 54220
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US92-1285775
For Sale
1 / 5
$921,658
4801 Expo Dr, Manitowoc, WI 54220
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Property summary
AI-generated overview
This 12,686 square foot Class C executive office building in Manitowoc, Wisconsin, is available for $1,200,000. Located at 4801 Expo Dr, 54220, this vacant property boasts a highly adaptable floor plan suitable for multiple uses. The building sits on a 2.19-acre lot and offers ample parking for up to 65 vehicles. Its prime location provides high traffic visibility and convenient access to Interstate 43, with a public bus stop directly on-site. Built in 1985, the property presents a significant opportunity. The modified lease type allows for flexibility. Expansion potential exists with two adjacent lots (1.36 and 2.59 acres) available for purchase, increasing the total possible acreage to 6.36 acres. This presents a unique chance to acquire a substantial commercial property with excellent highway access and ample parking in a high-traffic area. Showings are available, with scheduling requirements in place.
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1985
Total area
12,686 SF
Lot
2.19 ac (95,396 SF)
APN
52-835-102-031.00
UPID
US92-1285775
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
Current use
Occupant on record · Public records
-
Michael J. Wind, OD Physician
-
Dr. David D. Pfaffenbach, MD Ophthalmologist
-
Dr. Donald R. Lewellen, MD Ophthalmologist
-
Steven Gainey MD Ophthalmologist
-
Benjamin Phillips MD Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$525k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$488k
Blend (final)
Blend
$505k
Owner & transaction history
4801 Expo LLC · 10 yrs held
4801 Expo LLC
since 2015
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$760,000
+39.3%
Apartment house (5+ units)
$690,000
+26.4%
Commercial (general)
$640,000
+17.2%
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 Manitowoc submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manitowoc 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
by Request
ML approach
$525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$545,000
Current use
RETAIL STORES
$760,000
Change: +39% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$690,000
Change: +26% · Conversion: Moderate
COMMERCIAL (GENERAL)
$640,000
Change: +17% · Conversion: Easy
WAREHOUSE, STORAGE
$620,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±10%
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
$40 / SF
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
$24,332
Tax year 2023
Assessed value
$1,477,300
Assessed 2023
Previous assessed
$984,700
+50.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$257,600
Assessed improvement
$1,219,700
Land market value
$257,896
Improvement market value
$1,221,104
Total market value
$1,479,000
Applied tax rate
251.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
For Sale
Year built
1985
Heating
YES
Cooling
YES
Stories
2
Units
1
Total area
12,686 SF
Lot
2.19 ac (95,396 SF)
APN
52-835-102-031.00
UPID
US92-1285775
Jurisdiction
MANITOWOC
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$545,000
RETAIL STORES
Est. value
$760,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$690,000
COMMERCIAL (GENERAL)
Est. value
$640,000
WAREHOUSE, STORAGE
Est. value
$620,000
MEDICAL BUILDING Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Heating
YES
Cooling
Yes
Stories
2
Units
1
Lot
2.19 ac
Current owner
From public records · entity-resolved
4801 Expo LLC
Entity
Mailing address
100 MARITIME DR STE 3C, MANITOWOC, WI 54220-6824
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 27, 2022
—
4801 Expo LLC
—
Deed
related
$400,000 · Nicolet National Bank
Oct 1, 2015
$1,100,000
4801 Expo LLC
Eye Clinic Of Manitowoc Sc
Warranty Deed
$700,000 · Investors Community 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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