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    Renovated Retail Building in Eagan Title is generated by Realmo AI

    3815 Nicols Road, Eagan, MN 55122

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    Claim this Listing
    For Sale
    $3,995,000

    Renovated 22,240 SF retail building with long-term tenant.

    Type:Retail
    Property size:
    22,240 SF
    Price / SF:
    $179/SF
    Added:
    Mar 7, 2026
    Days on Market:
    91
    Last Refresh:
    Mar 7 at 7:07 pm

    Property Features for 3815 Nicols Road

    General Information

    Standard status
    Active
    Size
    22,240 SF
    Property subtype
    Retail

    Building Details

    Year Built
    1963

    We can help!

    Listing Contact
    Mark Robinson, CCIM

    Listing agent Mark Robinson, CCIM

    Listing office Mid-America Real Estate-Minnesota LLC

    Listing date Mar 7, 2026

    Source Midamericagrp

    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 Mid-America Real Estate-Minnesota LLC

    HighLights

    • 22,240 SF renovated building with 100% occupancy.
    • Strong corporate credit, long‑term lease, and solid tenant history.
    • Prime location in the sought‑after Cedar Grove District.
    • Appealing long‑term redevelopment opportunity.
    • Billboard visibility for maximizing exposure.
    • Infill suburban location ideal for retail and free‑standing building investors.

    Overview

    This is a 22,240 square foot renovated building located in the Eagan area. The property is 100% occupied and zoned in the Cedar Grove District, offering a long-term redevelopment opportunity. It features billboard visibility and is located in an infill suburban location. The property is suitable for retail and free-standing building investors. The building was renovated in 2024 and has a long-term lease, strong corporate credit, and a solid tenant history.

    Local Financial Insights For Retail

    Simulate Cap Rate and NOI

    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.

    Component $ $/SF
    Gross rent $400.3k $18.00
    − Vacancy −$65.3k −$2.93
    EGI $335.1k $15.07
    − OpEx −$100.5k −$4.52
    NOI $234.5k $10.55
    22,240 SF · lease $18.00/SF/yr · vacancy 16.30% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $3.35M
    $2.93M – $3.91M (±1% cap)
    NOI $234,547 @ 7.0% cap · market cap 5.87%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Healthcare Medical
    $5.47M
    $4.79M – $6.39M (±1% cap)
    NOI $383,106 @ 7.0% cap · market cap 9.59%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Eagan
    County
    Dakota
    State
    Minnesota
    Longitude
    -93.2194006
    Latitude
    44.8182272

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    FAQs

    What type of property is this?
    Storefront property - Renovated 22,240 SF retail building with long-term tenant.
    Where is this storefront property located?
    The property is located at 3815 Nicols Road Eagan, MN.
    What is the asking price?
    The asking price for this property is $3,995,000.
    What are key features of this property?
    This property features: 22,240 SF renovated building with 100% occupancy.; Strong corporate credit, long‑term lease, and solid tenant history.; Prime location in the sought‑after Cedar Grove District.
    (651) 983-4861
    We can help!
    Listing Contact
    Mark Robinson, CCIM
    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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    3815 Nicols Road | Eagan, MN 55122
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