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    High-Quality Office Building Investment Title is generated by Realmo AI

    220 Park Ave S St., Saint Cloud, MN 56301

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    Picture of Office buildings at 220 Park Ave S St., Saint Cloud, MN
    For Sale
    $5,075,962

    23,688 SF High Quality Office Building - Creative Planning Business Services

    Property size:
    23,688 SF
    Lot size:
    1.89 Acres
    Price / SF:
    $214/SF
    Added:
    Apr 9, 2025
    Days on Market:
    409
    Last Refresh:
    Mar 16 at 9:06 am

    Property Features for 220 Park Ave S St.

    General Information

    Standard status
    Active
    Property type
    Office buildings, Other office properties, Other investment properties, Office Spaces, Investment properties
    Size
    23,688 SF
    Net Rentable
    23,688 SF
    Total Parking Spaces
    100
    Elevators
    N/A
    Lot size
    1.89 Acres
    Sale Condition
    1031 Exchange

    Building Details

    Year Built
    2005
    Year Renovated
    2024
    Buildings
    1
    Stories
    1

    We can help!

    Listing Contact
    Scott Schmitt

    Listing agent Scott

    Listing office Orion Real Estate Advisors, Inc

    Listing date Apr 9, 2025

    Overview

    This 23,688 square foot, single-story office building is located in Saint Cloud, MN. Constructed with a granite, stucco, and glass exterior, the building is situated on a 1.89-acre lot. The property is 100% NNN leased to Creative Planning Business Services. The tenant has occupied the building since 2005, and the property has undergone substantial enhancements in 2024 with an investment of over $645,000. The building is located one block from 2nd Street, which has a traffic count of 27,000 vehicles per day, and is near Highway 23, Hwy 15, and Division Street. The property features high-quality office finishes, ample parking, full sprinklers, an attractive granite and glass exterior, and extensive landscaping. Creative Planning is one of the largest financial services companies in North America. The property is positioned in a MSA serving over 200,000, approximately 60 miles northwest of the Twin Cities.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $3.13M
    NOI $281,292 @ 9.00% cap · cautious / downside scenario
    Moderate
    $4.02M
    NOI $281,292 @ 7.00% cap · market / base-case scenario
    Aggressive
    $5.63M
    NOI $281,292 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $520.2k $21.96
    − Vacancy −$145.1k −$6.13
    EGI $375.1k $15.83
    − OpEx −$93.8k −$3.96
    NOI $281.3k $11.87
    23,688 SF · lease $21.96/SF/yr · vacancy 27.90% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $4.02M
    $3.52M – $4.69M (±1% cap)
    NOI $281,292 @ 7.0% cap · market cap 5.54%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $5.65M
    $4.95M – $6.59M (±1% cap)
    NOI $395,602 @ 7.0% cap · market cap 7.79%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Office buildings

    Map

    City
    Saint Cloud
    County
    Sherburne
    State
    Minnesota
    Longitude
    -94.2456
    Latitude
    45.4891

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    FAQs

    What type of property is this?
    Office building - 23,688 SF High Quality Office Building - Creative Planning Business Services
    Where is this office building located?
    The property is located at 220 Park Ave S St. Saint Cloud, MN.
    What is the asking price?
    The asking price for this property is $5,075,962.
    (320) 251-1177
    We can help!
    Listing Contact
    Scott Schmitt
    Learn More
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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
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