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    Hampton Inn in Hockeytown USA Title is generated by Realmo AI

    109 State Ave, Warroad, MN 56763

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    For Sale
    $11,385,195

    Recently built 66-key Hampton Inn in Warroad, Minnesota.

    Added:
    Nov 21, 2025
    Days on Market:
    178
    Last Refresh:
    Apr 6 at 12:32 am

    Property Features for 109 State Ave

    General Information

    Standard status
    Active

    Building Details

    Year Built
    2021

    We can help!

    Listing Contact
    Frank Jermusek, JD

    Listing agent Frank Jermusek, JD

    Listing office

    Listing date Nov 21, 2025

    Source Svn

    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 Frank Jermusek, JD

    HighLights

    • High Cap Rate: 8.24% (2024 EBITDA plus Annual Assumable Debt Benefit).
    • Assumable Financing: $7.75M balance at a 4% interest rate with a 2032 balloon payment for qualified prospects.
    • Annual TIF Benefit: Approximately $80,000 per year through 2030.
    • Recently Built: Completed in 2021, minimizing immediate capital expenditure needs.
    • Prime Location: Adjacent to the RiverPlace Cultural Arts and Event Center, expected to draw 30,000 visitors annually.
    • Desirable Amenities: Includes spacious public areas, restaurant, pool, and two outdoor patios.

    Overview

    The Hampton Inn By Hilton Warroad is located in Warroad, MN. The recently built hotel, completed in 2021, features 66 keys and spacious public areas in the restaurant and pool areas. A third-story outdoor patio overlooks the pool, and another outdoor patio is adjacent to the bar. The property is located next to the RiverPlace Cultural Arts and Event Center, which is expected to draw 30,000 visitors per year. The Riverplace Cultural Art and Event Center serves as a dedicated venue for displaying cultural artwork and organizing a variety of events. The property has increased revenue potential, particularly for those with food and beverage experience. Warroad is near the Canadian border and offers opportunities for outdoor recreation, including fishing, boating, and water sports, and ice fishing and snowmobiling in the winter. Warroad is known as "Hockeytown USA". The property is located 200 miles northeast of Fargo, ND, 200 miles southeast of Winnipeg, MB, 250 miles northwest of Duluth, MN, and 360 miles northwest of Minneapolis, MN. Nearby airports include Warroad International Memorial Airport (3 miles), Thief River Falls Regional Airport (88 miles), Winnipeg James Armstrong Richardson International Airport (130 miles), and Hector International Airport (216 miles).
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hampton Inn Warroad Hotel & Motel

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Warroad
    County
    Roseau
    State
    Minnesota
    Longitude
    -95.320166
    Latitude
    48.902374

    Nearby Similar for Sale

    • $885,000
      19,140 SF

      Warroad Multifamily Investment Opportunity

      18-unit apartment building in Warroad, MN with strong investment potential.
      525 Nelson St NE, Warroad, MN 56763
      View Details
    • $1,100,000

      Renovated Mixed-Use Building Downtown

      Mixed-use building with apartments and commercial space in Warroad.
      408 Lake Street NE, Warroad, MN 56763
      View Details

    FAQs

    What type of property is this?
    Hotel - Recently built 66-key Hampton Inn in Warroad, Minnesota.
    Where is this hotel located?
    The property is located at 109 State Ave Warroad, MN.
    What is the asking price?
    The asking price for this property is $11,385,195.
    What are key features of this property?
    This property features: High Cap Rate: 8.24% (2024 EBITDA plus Annual Assumable Debt Benefit).; Assumable Financing: $7.75M balance at a 4% interest rate with a 2032 balloon payment for qualified prospects.; Annual TIF Benefit: Approximately $80,000 per year through 2030.
    (952) 820-1615
    We can help!
    Listing Contact
    Frank Jermusek, JD
    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.

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