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    379 Commerce Ct Vadnais Heights, MN 55127

    View on Map
    Sponsored
    For Sale
    $850,000

    Commercial - Vadnais Heights, MN

    Property size:
    22,500 SF
    Lot size:
    2.28 Acres
    Days on Market:
    36
    Last Refresh:
    Mar 21 at 1:06 am

    Property Features for 379 Commerce Ct

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Zoning
    Business/Commercial
    APN
    203022230063
    Parking features
    Driveway, Parking Lot, Paved or Surfaced
    Exterior features
    Other
    Size
    22,500 SF
    Lot size
    2.28 Acres

    Utilities

    Heating system
    None (Heating)

    Building Details

    Year built
    2008
    Building materials
    Concrete
    Architectural style
    Other

    We can help!

    Listing Contact
    Stephen K. Hursh

    LaBelle Real Estate Group

    Listing agent Stephen K. Hursh

    Listing date Feb 13, 2026

    MLS# 6803565 Listing URL

    Copyright © 2026 Northstar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Vadnais Heights Commercial Land Opportunity

    This 2.28-acre commercial site in Vadnais Heights, MN, offers existing infrastructure potentially suitable for completing a 22,500+ square foot Office Condo Complex. The site plan includes three individual buildings, an elevator lobby, and a total of 7 condos with 7 PIDs. Infrastructure includes concrete foundations (all walk-outs), city water and sewer, natural gas and electric service, concrete curb and gutter, a parking lot, a storm sewer, and a retention pond. The foundations were structurally certified in 2022. The foundation square footage of each of the 3 buildings are 4386 sq.ft., 3032 sq.ft. and 3032 sq.ft., which does not include the elevator lobby, which would be shared by two of the buildings. The existing bituminous parking lot will require improvements or replacement in some areas, prior to installing a second lift. Civil Engineering Drawings, Building plans and CIC documents are available upon request. The property is zoned Business Commercial, with Light Industrial zoned properties located on the south side of the street. Alternative options for the property include re-platting and rezoning for Light Industrial, or Garage Condominium Buildings. A tentative plan approved by the City of Vadnais Heights in 2020 would allow for a total of 13 large, individual Garage Condos. Another option is designing and constructing something completely new, with utilities already in place.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Law Firm Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Skin Care Clinic Kitchen & Bath Showroom HVAC Service Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Vadnais Heights
    County
    Ramsey
    State
    Minnesota
    Longitude
    -93.084594
    Latitude
    45.075155

    Nearby Similar for Sale

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    FAQs

    What type of property is this?
    Commercial land - 2.28 acre commercial land with existing infrastructure in Vadnais Heights.
    Where is this commercial land located?
    The property is located at 379 Commerce Ct Vadnais Heights, MN.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: - Existing infrastructure on 2.28 acres supports a **22,500+ sq ft office condo complex development**.; - **Includes concrete foundations (walk-outs), city water/sewer, natural gas/electric, parking lot, and storm sewer.**; - Foundations were structurally certified in 2022.
    (651) 343-7590
    Request Owner's contact information
    379 Commerce Ct Vadnais Heights, MN 55127
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    379 Commerce Ct Vadnais Heights, MN 55127
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    Stephen K. Hursh
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