Freestanding Hard-Corner
For Sale
Contact for pricing
1146 Payne Ave, Saint Paul, MN 55106
Freestanding hard-corner location with signalized access, zoned B-2, and 8,369 VPD on Payne Avenue.
Property Size2,376 SF
Price / SF$157.83
Days on Market59
Property Features for 1146 Payne Ave
General Information
Standard status
Active
Size
2,376 SF
Property subtype
RETAIL
Zoning
B-2
Site & Location
Corner Location
Yes
Traffic Count
8,369 vehicles/day
Road Access
Yes
Building Details
Buildings
1
Listing Agency:
Wyn Group
(612) 772-3566
Listed By:
Jay Mawas · License #40684904
(612) 772-3566
Source:
Moodyscre
Added: Jun 12
Changed: Jul 29
Last Checked: Aug 9 at 9:08AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Wyn Group
Investment Insights
Based on property information with market context.
This freestanding, stand-alone storefront property offers full site control with no shared walls. The site has been remediated and the tanks and pumps have been removed, supporting readiness for immediate occupancy.
The building is positioned on a hard corner at a signalized intersection with exceptional visibility and convenient ingress/egress. Payne Avenue averages 8,369 VPD, providing strong day-to-day exposure. The property is zoned B-2 Community Business, with retail, restaurant, service, and other uses permitted.
Surrounding retailers include national tenants such as McDonald’s, Caribou Coffee, Walgreens, and AutoZone, supporting a continuous neighborhood shopping and services environment.
The building is positioned on a hard corner at a signalized intersection with exceptional visibility and convenient ingress/egress. Payne Avenue averages 8,369 VPD, providing strong day-to-day exposure. The property is zoned B-2 Community Business, with retail, restaurant, service, and other uses permitted.
Surrounding retailers include national tenants such as McDonald’s, Caribou Coffee, Walgreens, and AutoZone, supporting a continuous neighborhood shopping and services environment.
Key Highlights
- Freestanding, stand‑alone building with no shared walls and full site control
- Hard corner at a signalized intersection with ingress/egress access
- 8,369 VPD on Payne Avenue
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
$25,058
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
6.68%
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%
$501,160
$501.2K
Cap Rate 7%
$357,971
$358.0K
Cap Rate 9%
$278,422
$278.4K
Market Conditions
NOI Build-Up for 2,376 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
$42.8K $18.00/SF
− Vacancy
−$7.0K −$2.93/SF
EGI
$35.8K $15.07/SF
− OpEx
−$10.7K −$4.52/SF
NOI
$25.1K $10.55/SF
Area
Dakota County, MN
Vacancy
16.30%
Lease Rate
$18.00 /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%
$501,160
Cap Rate 7%
$357,971
Cap Rate 9%
$278,422
Alternative Uses
Best Use
Retail
$358.0K
$313.2K – $417.6K
NOI $25,058 @ 7.0% cap · market cap 6.68%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$584.7K
$511.6K – $682.2K
NOI $40,929 @ 7.0% cap · market cap 10.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
8,369 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,443
Businesses Nearby
26k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 44%
Home Improvements & Furnishings 33%
Electronics 16%
Shops & Services 8%
Burger King
Dining
11,264 visits/mo
0.3 miles
Kendall's Ace Hardware
Home Improvements & Furnishings
8,429 visits/mo
0.2 miles
Metro by T-Mobile
Electronics
2,301 visits/mo
0.3 miles
O'Reilly Auto Parts
Shops & Services
1,985 visits/mo
0.3 miles
Boost Mobile
Electronics
1,744 visits/mo
0.5 miles
Demographics for 55106, MN
60,327
Population
19,974
Households
3
Avg Household Size
30
Median Age
23%
College-Educated
82%
High-School Grad
9.4 sq mi
ZIP Area
6,418
Density / Sq Mi
$68,601
Median Household Income
$39,834
Median Earnings
$1,230
Median Rent
$233,000
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Freestanding hard-corner location with signalized access, zoned B-2, and 8,369 VPD on Payne Avenue.
Where is this storefront property located?
The property is located at 1146 Payne Ave Saint Paul, MN.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Freestanding, stand‑alone building with no shared walls and full site control; Hard corner at a signalized intersection with ingress/egress access; 8,369 VPD on Payne Avenue
