Office Unit with Monument
For Sale
$260,000
2330 Troop Dr, Sartell, MN 56377
B2 General Business zoning supports office and professional service uses in an established commercial corridor.
Property Size13,003 SF
Price / SF$175.56
Days on Market194
Property Features for 2330 Troop Dr
General Information
Standard status
Active
Size
13,003 SF
Class
C
Property subtype
Multi Tenant Office
Zoning
B2
Additional Details
Highway Access
Yes
Amenities
monument sign
Building Details
Building Size
13,003 SF
Year Built
2002
Listing Agency:
SVN GC Real Estate
(320) 493-1723
Listed By:
Maria Berdan · License #40547813
(320) 493-1723
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 29
Last Checked: Aug 29 at 1:12PM
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 SVN GC Real Estate
Investment Insights
Based on property information with market context.
This 1,481 usable-square-foot office unit was built in 2002 and includes newer carpet tiles, updated LED lighting, and energy-efficient construction. The property is part of a professionally maintained office development with a well-lit parking lot and monument sign availability. B2 – General Business zoning supports a range of office and professional service uses.
Located at 2330 Troop Dr in Sartell, the property sits within an established commercial corridor serving the Sartell and St. Cloud markets. Highway 15 is nearby, with regional connections to I-94 and U.S. 10. Surrounding businesses include Pro Resources, Central Minnesota Retina Specialists, Minnesota Oral & Facial Surgery, and Chiropractor Performance Center.
Located at 2330 Troop Dr in Sartell, the property sits within an established commercial corridor serving the Sartell and St. Cloud markets. Highway 15 is nearby, with regional connections to I-94 and U.S. 10. Surrounding businesses include Pro Resources, Central Minnesota Retina Specialists, Minnesota Oral & Facial Surgery, and Chiropractor Performance Center.
Key Highlights
- 1,481 usable square feet of office space
- Built in 2002 within a professionally maintained office development
- B2 – General Business zoning
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
$17,075
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
6.57%
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%
$341,500
$341.5K
Cap Rate 7%
$243,929
$243.9K
Cap Rate 9%
$189,722
$189.7K
Market Conditions
NOI Build-Up for 1,481 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
$23.8K $16.08/SF
− Vacancy
−$1.0K −$0.71/SF
EGI
$22.8K $15.37/SF
− OpEx
−$5.7K −$3.84/SF
NOI
$17.1K $11.53/SF
Area
Stearns County, MN
Vacancy
4.40%
Lease Rate
$16.08 /SF/Yr
Expense Ratio
25.00%
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%
$341,500
Cap Rate 7%
$243,929
Cap Rate 9%
$189,722
Alternative Uses
Best Use
Office B
$243.9K
$213.4K – $284.6K
NOI $17,075 @ 7.0% cap · market cap 6.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$324.3K
$283.7K – $378.3K
NOI $22,699 @ 7.0% cap · market cap 8.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
267
Businesses Nearby
Explore this area
Business Placement
Demographics for 56377, MN
21,013
Population
8,239
Households
2.6
Avg Household Size
36
Median Age
40%
College-Educated
95%
High-School Grad
22.4 sq mi
ZIP Area
938
Density / Sq Mi
$82,583
Median Household Income
$49,436
Median Earnings
$1,196
Median Rent
$282,800
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - B2 General Business zoning supports office and professional service uses in an established commercial corridor.
Where is this office units located?
The property is located at 2330 Troop Dr Sartell, MN.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: 1,481 usable square feet of office space; Built in 2002 within a professionally maintained office development; B2 – General Business zoning
