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    2 Division St E Buffalo, MN 55313

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    For Sale
    $1,300,000

    Office/retail building in downtown Buffalo with lake views.

    Property size:
    10,440 SF
    Lot size:
    0.12 Acres

    Property Features for 2 Division St E

    General Information

    Size
    10,440 SF
    Lot size
    0.12 Acres

    We can help!

    Listing Contact
    Royce Durhman, CCIM
    Source: Moodyscre

    Listing Agency: KW Commercial - Minnetonka Listing Agent: Royce Durhman, CCIM

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Downtown Buffalo Office/Retail Building

    Located in downtown Buffalo, this 10,440 square foot office/retail building offers picturesque views of Buffalo Lake. Renovated in 2004 and in great condition, it presents an opportunity for an owner-user or investor. The building is near downtown businesses, restaurants, and coffee shops. A 2,613 square foot office unit is available on the upper level, featuring corner suite views and a balcony facing Buffalo Lake. This suite includes 5 private offices with high ceilings, a full kitchenette, a conference room, and a reception area. The remaining unit is on the lower level. The seller is willing to lease back the lower-level unit for up to one year after closing. The property has a brick exterior, high ceilings, and windows. Each unit is separately metered for gas and electric. Tenants reimburse the landlord for utilities, and most reimburse for their pro rata share of property taxes. The B-5 Central Business District Zoning allows for most office and retail uses. Ample off-street, city-maintained parking is available with minimal snow removal responsibilities. The HVAC system includes 2 furnaces, one replaced in 2025 and the other in 2004, along with 2 rooftop A/C units installed in 2004.
    Location Intelligence

    Current Use by Public Records

    Insurance Lab Insurance Agency Dr Joseph Shagalow Doctor Twin Cities Behavioral ... Mental Health Service L&AChimney&DryerVentCleaning Chimney Sweep em•bel•lish Store

    Suggested Use

    Law Firm Realty agency Restaurant Spa & Massage Dental Office Hair Salon Nail Salon Clothing Store Building Supply Gym & Fitness

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

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Wright
    State
    Minnesota
    Longitude
    -93.875985
    Latitude
    45.171822

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    FAQs

    What type of property is this?
    Office building - Office/retail building in downtown Buffalo with lake views.
    Where is this office building located?
    The property is located at 2 Division St E Buffalo, MN.
    What is the asking price?
    The asking price for this property is $1,300,000.
    What are key features of this property?
    This property features: - High 8.26% Cap Rate on Pro Forma Income.; - Opportunity for owner-user with a 2,613 USF office unit available featuring corner suite views, a balcony facing Buffalo Lake, 5 private offices, high ceilings, a full kitchenette, conference room, and reception area.; - Existing tenants and income in place with 4 of 6 units currently leased.
    (651) 492-2201
    Request Owner's contact information
    2 Division St E Buffalo, MN 55313
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    Buffalo, MN 55313
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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
    2 Division St E Buffalo, MN 55313
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    We can help!
    Listing Contact
    Royce Durhman, CCIM
    (651) 492-2201
    Learn more
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