645 Sandpiper Trl 19,623 SF Industrial Building Cottage Grove, WI 53527 $4,900,000 ($249.71/SF)

Baehr Inc. is pleased to present the exclusive opportunity to acquire 645 Sandpiper Trail, a brand-new, premier 19,623 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 (18,147 SF): A beautifully built-out, two-story 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.
The Detached Building (1,475 SF): A separate, fully built-out asset featuring rental units that are currently 100% leased. This structure provides highly reliable, immediate passive income to offset property carrying costs from day one.
SECTION 2: LOCATION & SITE HIGHLIGHTS
Engineering, Infrastructure & Site Specifications
Based on the approved construction and civil engineering plans, the site features highly advanced logistical infrastructure built to strict municipal codes:
Parking Logistics (Sheet C300): 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.
Zoning & Lot Coverage (Sheet L100): The property sits on a spacious parcel zoned as a Planned Unit Development (PUD). Total site footprint metrics show an efficient 13,711 sq. ft. of total impervious lot coverage (representing only 13.71% lot coverage allocation), leaving extensive room for maneuverability, future utility, and beautifully integrated landscaping.
On-Site Stormwater Utilities: 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.
Technology & Utilities: The facility features high-speed fiber-optic internet availability, robust 200-AMP three-phase electrical service capabilities, an isolated concrete dumpster pad enclosure area, and complete municipal water and sewer links.
SECTION 3: INVESTMENT HIGHLIGHTS
Move-In Ready Flex Canvas: A rare opportunity to acquire brand-new, modern construction priced well below current regional replacement costs, completely bypassing supply chain delays and capital improvement expenditures.
Immediate Income Insulation: Diversified, 100% leased detached rental units deliver a built-in financial cushion to absorb carrying costs while the primary master space is occupied, transitioned, or built out.
Explosive Pro Forma Yield: The property offers an investor or corporate owner-user an exceptional avenue to capture significant market upside and equity growth in one of Dane County's fastest-growing submarkets. Included in the sale are the "New Tech" trade name registration and a turn-key furniture package.
?? Financial Underwriting Note:
Potential buyers are advised that all advertised financial performance metrics, including the Net Operating Income (NOI) and the projected 9.3% Cap Rate, are pro forma calculations. These figures are 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.