Eagan Retail and Medical
For Sale
$4,500,000
1992 - 2000 Rahncliff Court, Eagan, MN 55122
Stabilized Class A med-retail investment opportunity in Eagan, Minnesota.
Property Size10,018 SF
Price / SF$449.19
Days on Market141
Property Features for 1992 - 2000 Rahncliff Court
General Information
Standard status
Active
Size
10,018 SF
Property subtype
Retail
Listing Agency:
(612) 336-4322
Listed By:
AJ Prins
(612) 336-4322
Source:
Cbre
Added: Mar 25
Changed: Aug 8
Last Checked: Aug 11 at 6:52AM
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 AJ Prins
Investment Insights
Based on property information with market context.
The Eagan Retail Center offers an opportunity to acquire two buildings totaling 10,018 square feet of retail and medical space. The property is situated on an oversized parcel at a signalized hard corner within the Cliff Road retail trade area, and benefits from being shadow-anchored by Target. The tenancy is diverse, comprising national, regional, and local service-based tenants. The majority of rents are significantly below those of new construction competitors. The property is located in a highly sought-after retail trade area within the south metro of the Twin Cities. The property is well-positioned with 80,000 households within a 5-mile radius, and an average household income of over $133,000 within a 3-mile radius. Key traffic drivers in the immediate area include Target, Cub Foods, Trader Joe’s, Emagine Theaters, as well as a variety of retailers and dining options.
Key Highlights
- Stabilized Class A med‑retail investment opportunity.
- Located on a signalized hard corner in a high‑traffic retail trade area shadow‑anchored by Target.
- High tenant demand and strong future occupancy fundamentals due to below‑market rents.
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
$172,570
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
3.83%
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%
$3,451,400
$3.5M
Cap Rate 7%
$2,465,286
$2.5M
Cap Rate 9%
$1,917,444
$1.9M
Market Conditions
NOI Build-Up for 10,018 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
$300.5K $30.00/SF
− Vacancy
−$12.9K −$1.29/SF
EGI
$287.6K $28.71/SF
− OpEx
−$115.0K −$11.48/SF
NOI
$172.6K $17.23/SF
Area
Dakota County, MN
Vacancy
4.30%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
40.00%
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%
$3,451,400
Cap Rate 7%
$2,465,286
Cap Rate 9%
$1,917,444
Alternative Uses
Best Use
Healthcare Medical
$2.47M
$2.16M – $2.88M
NOI $172,570 @ 7.0% cap · market cap 3.83%
Second Best
Office B
$1.78M
$1.55M – $2.07M
NOI $124,267 @ 7.0% cap · market cap 2.76%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
728
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 55122, MN
32,204
Population
13,965
Households
2.3
Avg Household Size
40
Median Age
48%
College-Educated
96%
High-School Grad
10.8 sq mi
ZIP Area
2,982
Density / Sq Mi
$93,980
Median Household Income
$55,845
Median Earnings
$1,594
Median Rent
$342,700
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Shopping center - Stabilized Class A med-retail investment opportunity in Eagan, Minnesota.
Where is this shopping center located?
The property is located at 1992 - 2000 Rahncliff Court Eagan, MN.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: Stabilized Class A med‑retail investment opportunity.; Located on a signalized hard corner in a high‑traffic retail trade area shadow‑anchored by Target.; High tenant demand and strong future occupancy fundamentals due to below‑market rents.
