New Alexandria Storage Building For
For Sale
$469,000
Pending
7826 unit 1 County Rd 42 NE, Alexandria, MN 56308
LAND - Alexandria, MN
Property Size6,400 SF
Lot Size0.17 Acres
Days on Market119
Property Features for 7826 unit 1 County Rd 42 NE
General Information
Property type
Land
Property subtype
Other
High school district
Alexandria
Directions
West of Carlos corners to address 7826 Unit 3
Standard status
Pending
APN
120830100
Size
6,400 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
2650
HOA Fee
$450 Annually
Listing Agency:
Counselor Realty Inc of Alex
(320) 762-1111
Listed By:
Jeffrey M Reed
(320) 762-1111
Added: Apr 24
Changed: Jul 18
Last Checked: Aug 20 at 4:06AM
MLS# 7055866
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.
Investment Insights
Based on property information with market context.
This new storage building is located in a prime location with easy access off a County Highway. The 64x100 building will be completely insulated and steel lined. It features three 14-foot tall overhead doors facing southeast. The unit will be heated by in-floor heat with a natural gas boiler. It includes a kitchen, bathroom, and loft areas. The property is connected to the ALASD sanitary sewer system and natural gas. The association maintains lawn and snow removal. The development will consist of only 9 units.
Key Highlights
- New 64x100 insulated, steel‑lined, and heated storage building.
- Prime location with easy access off a County Highway.
- In‑floor heat with a natural gas boiler.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$38,707
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.25%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$774,140
$774.1K
Cap Rate 7%
$552,957
$553.0K
Cap Rate 9%
$430,078
$430.1K
Market Conditions
NOI Build-Up for 6,400 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$57.6K $9.00/SF
− Vacancy
−$2.3K −$0.36/SF
EGI
$55.3K $8.64/SF
− OpEx
−$16.6K −$2.59/SF
NOI
$38.7K $6.05/SF
Area
Douglas County, MN
Vacancy
4.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$774,140
Cap Rate 7%
$552,957
Cap Rate 9%
$430,078
Alternative Uses
Best Use
Warehouse
$709.8K
$621.1K – $828.1K
NOI $49,685 @ 7.0% cap · market cap 10.59%
Second Best
Industrial
$553.0K
$483.8K – $645.1K
NOI $38,707 @ 7.0% cap · market cap 8.25%
Theoretical Best
Specialty Retail
$2.02M
$1.77M – $2.35M
NOI $141,251 @ 7.0% cap · market cap 30.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 56308, MN
26,391
Population
14,350
Households
1.8
Avg Household Size
44
Median Age
33%
College-Educated
96%
High-School Grad
155.9 sq mi
ZIP Area
169
Density / Sq Mi
$76,831
Median Household Income
$43,999
Median Earnings
$921
Median Rent
$307,600
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Central Lakes Storage — 7887 MN-29, Carlos, MN 56319
Frequently Asked Questions
What type of property is this?
Warehouse - New construction storage building with in-floor heat, kitchen, and bathroom.
Where is this warehouse located?
The property is located at 7826 unit 1 County Rd 42 NE Alexandria, MN.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: New 64x100 insulated, steel‑lined, and heated storage building.; Prime location with easy access off a County Highway.; In‑floor heat with a natural gas boiler.
