Warehouse with Overhead
For Sale
$799,000
Pending
2042 125th, Watford City, ND 58854
Industrial facility with a secured yard, floor drain, and agricultural zoning supported by a conditional use permit.
Property Size5,200 SF
Days on Market30
Property Features for 2042 125th
General Information
Standard status
Pending
Size
5,200 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$2,385
Amenities
0.00
Building Details
Year Built
2014
Listing Agency:
Basin Brokers Realtors
(701) 572-5560
Listed By:
Tate Cymbaluk
Source:
Clearwaterproperties
Added: Aug 1
Changed: Aug 30
Last Checked: Aug 30 at 2:33PM
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 Basin Brokers Realtors
Investment Insights
Based on property information with market context.
Built in 2014, this 5,200-square-foot industrial warehouse measures approximately 80 feet by 65 feet. The building includes five 14-foot by 14-foot overhead doors, one 14-foot by 16-foot overhead door, and a floor drain. Outdoor hitch-and-post plug-ins provide winter parking functionality, while the yard is fenced and stabilized.
The property encompasses 9.68 acres at 2042 125th in Watford City, North Dakota. Zoning is AG with a conditional use permit; a new owner will need to coordinate with McKenzie County regarding the permit. The site combines enclosed industrial space with substantial outdoor area for property-specific operations.
The property encompasses 9.68 acres at 2042 125th in Watford City, North Dakota. Zoning is AG with a conditional use permit; a new owner will need to coordinate with McKenzie County regarding the permit. The site combines enclosed industrial space with substantial outdoor area for property-specific operations.
Key Highlights
- 5,200‑square‑foot industrial warehouse built in 2014
- 80' x 65' building on 9.68 acres
- Five 14' x 14' overhead doors plus one 14' x 16' door
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
$24,279
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
3.04%
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%
$485,580
$485.6K
Cap Rate 7%
$346,843
$346.8K
Cap Rate 9%
$269,767
$269.8K
Market Conditions
NOI Build-Up for 5,200 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
$31.2K $6.00/SF
− Vacancy
−$2.6K −$0.51/SF
EGI
$28.6K $5.49/SF
− OpEx
−$4.3K −$0.82/SF
NOI
$24.3K $4.67/SF
Area
McKenzie County, ND
Vacancy
8.45%
Lease Rate
$6.00 /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%
$485,580
Cap Rate 7%
$346,843
Cap Rate 9%
$269,767
Alternative Uses
Best Use
Warehouse
$346.8K
$303.5K – $404.7K
NOI $24,279 @ 7.0% cap · market cap 3.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.24M
$1.08M – $1.44M
NOI $86,561 @ 7.0% cap · market cap 10.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 58854, ND
9,142
Population
4,941
Households
1.9
Avg Household Size
31
Median Age
24%
College-Educated
93%
High-School Grad
666.1 sq mi
ZIP Area
14
Density / Sq Mi
$88,234
Median Household Income
$61,278
Median Earnings
$1,212
Median Rent
$387,700
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Warehouse - Industrial facility with a secured yard, floor drain, and agricultural zoning supported by a conditional use permit.
Where is this warehouse located?
The property is located at 2042 125th Watford City, ND.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 5,200‑square‑foot industrial warehouse built in 2014; 80' x 65' building on 9.68 acres; Five 14' x 14' overhead doors plus one 14' x 16' door
