645 Sandpiper Trl 19,212 SF Industrial Building Cottage Grove, WI 53527 $4,900,000 ($255.05/SF)

Baehr Inc. is pleased to present the exclusive opportunity to acquire 645 Sandpiper Trail, a brand-new, premier 19,211 square foot Class-A flex complex located in the high-growth Madison economic hub of Cottage Grove, Wisconsin. Offered at an asking price of $4,900,000, this state-of-the-art facility features durable steel construction on a poured concrete foundation with a rubber/membrane roof system. The versatile complex seamlessly accommodates high-end retail, professional office, service-based showrooms, and industrial warehouse needs.
Asset Breakdown: The property is configured as a multi-building corporate portfolio engineered for immediate utility and long-term appreciation. The main structure spans 14,737 square feet, providing a beautifully built-out one-story plus mezzanine office and shop environment equipped with forced air, central zoned cooling, three-phase electric, an internal fire sprinkler system, and large overhead truck loading doors. The majority of this main footprint will be delivered vacant upon acquisition, providing a pristine canvas for an owner-occupant to establish operations or for an investor to lease out at strong market rates. Complementing the primary space is the detached building, a separate, fully built-out 4,474 square foot storage asset that is currently 100% leased. This structure provides highly reliable, immediate passive income to insulate and offset property carrying costs from day one.
Location & Site Highlights: Based on the approved construction and civil engineering plans, the site features highly advanced logistical infrastructure built to strict municipal codes. The property sits on a spacious 181,000 square foot (4.16 Acres) parcel zoned entirely as a Planned Unit Development (PUD). Total site metrics show 91,581 square feet of total impervious lot coverage, representing a 50.60% lot coverage allocation. The physical structural footprint of the two buildings accounts for only 17,983 square feet, occupying an ultra-efficient 9.94% of the total raw land area. This layout leaves extensive room for fleet maneuverability, future utility, and beautifully integrated landscaping. Logistics and utility frameworks are fully optimized across the parcel. The paved on-site lot features a total layout of 28 commercial stalls, consisting of 26 standard parking stalls and 2 dedicated ADA-accessible stalls complete with painted loading zones. Additionally, the lot features 2 independent truck-specific parking lanes designed for seamless freight maneuvering and inverted "U" bicycle racks. The civil landscape incorporates massive North and South wet retention ponds engineered directly into the grading scheme to manage regional stormwater flow seamlessly on-site. For connectivity and power, the facility features high-speed commercial telecom availability via Spectrum, robust electrical and natural gas service capabilities provided by Alliant Energy, an isolated concrete dumpster pad enclosure area, and complete municipal water and sewer links managed by the Village of Cottage Grove.
Investment Highlights & Financial Underwriting: This property represents a rare opportunity to acquire a move-in ready flex canvas of brand-new, modern construction priced well below current regional replacement costs, completely bypassing supply chain delays and capital improvement expenditures. The diversified, 100% leased detached storage space delivers an immediate income insulation layer, establishing a built-in financial cushion to absorb carrying costs while the primary master space is occupied or transitioned. This creates an exceptional avenue to capture significant market upside and equity growth in one of Dane County's fastest-growing submarkets, with the "New Tech" trade name registration and a turn-key furniture package included in the sale. Potential buyers are advised that all advertised financial performance metrics are pro forma calculations factoring in recent property income adjustments. These stabilized figures feature an adjusted Net Operating Income (NOI) of $448,163 and a projected 9.15% capitalization rate. Underwriting is based directly upon a future tenant or owner-occupant absorbing the remaining vacant main structure area at a market-stabilized annual rate of $19.50 per square foot on a Triple Net (NNN) lease structure.