Commercial Land for
For Sale
$400,000
6135 Athens Trl, Stacy, MN 55079
Seven acres of commercial land with an existing home that may be used as an office, located near Athens Trl and County Rd 17.
Property Size1,128 SF
Lot Size7.00 Acres
Price / SF$354.61
Days on Market142
Property Features for 6135 Athens Trl
General Information
Standard status
Active
Size
1,128 SF
Lot size
7.00 Acres
Property subtype
VacantLand
Zoning
transit center
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
1,128 SF
Year Built
1960
Listing Agency:
Gaughan Companies
(651) 255-5569
Listed By:
Tom Opsahl
Source:
Commercialcafe
Added: Apr 3
Changed: Aug 8
Last Checked: Aug 18 at 9:43AM
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 Gaughan Companies
Investment Insights
Based on property information with market context.
This offering consists of approximately 7 acres of commercial land in Stacy, MN. The site is described as a great self-storage property and includes an existing home that could be used as an office. Total building space is listed at 1,128 SF.
The property is accessed off Athens Trl (County Rd 17) and 35. The land is described as being zoned transit center.
Overall, the configuration presents a commercial land holding suitable for self-storage development and provides an existing structure that may support an on-site office use.
The property is accessed off Athens Trl (County Rd 17) and 35. The land is described as being zoned transit center.
Overall, the configuration presents a commercial land holding suitable for self-storage development and provides an existing structure that may support an on-site office use.
Key Highlights
- 7 acres of commercial land in Stacy, MN, with an existing home that may be used as an office
- Existing total building size: 1,128 SF
- Located off Athens Trl (County Rd 17) and 35
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
$14,880
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
3.72%
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%
$297,600
$297.6K
Cap Rate 7%
$212,571
$212.6K
Cap Rate 9%
$165,333
$165.3K
Market Conditions
NOI Build-Up for 1,128 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
$18.3K $16.20/SF
− Vacancy
−$767 −$0.68/SF
EGI
$17.5K $15.52/SF
− OpEx
−$2.6K −$2.33/SF
NOI
$14.9K $13.19/SF
Area
Chisago County, MN
Vacancy
4.20%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
15.00%
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%
$297,600
Cap Rate 7%
$212,571
Cap Rate 9%
$165,333
Alternative Uses
Best Use
Warehouse
$212.6K
$186.0K – $248.0K
NOI $14,880 @ 7.0% cap · market cap 3.72%
Second Best
Self Storage
$172.7K
$151.1K – $201.5K
NOI $12,088 @ 7.0% cap · market cap 3.02%
Theoretical Best
Office A
$269.1K
$235.5K – $314.0K
NOI $18,838 @ 7.0% cap · market cap 4.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 55079, MN
8,875
Population
3,377
Households
2.6
Avg Household Size
43
Median Age
17%
College-Educated
94%
High-School Grad
63.6 sq mi
ZIP Area
140
Density / Sq Mi
$111,484
Median Household Income
$51,697
Median Earnings
$1,547
Median Rent
$335,400
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Seven acres of commercial land with an existing home that may be used as an office, located near Athens Trl and County Rd 17.
Where is this commercial land located?
The property is located at 6135 Athens Trl Stacy, MN.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 7 acres of commercial land in Stacy, MN, with an existing home that may be used as an office; Existing total building size: 1,128 SF; Located off Athens Trl (County Rd 17) and 35
