Two-Building Flex Industrial
For Sale
$960,000
2821 8th Ave, Aberdeen, SD 57401
Two buildings on 2.6 acres include heated shop space, cold storage, and storage shops with double and single bays.
Property Size10,700 SF
Lot Size2.60 Acres
Price / SF$89.72
Days on Market49
Property Features for 2821 8th Ave
General Information
Standard status
Active
Size
10,700 SF
Lot size
2.60 Acres
Lease Type
NNN
Building Details
Year Built
1978
Listing Agency:
Dakota Plains Real Estate & Development
Listed By:
Sterling Jones
(605) 225-1822
Source:
Firstpremierrealestate
Added: Jul 21
Changed: Aug 27
Last Checked: Sep 6 at 11:20AM
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 Dakota Plains Real Estate & Development
Investment Insights
Based on property information with market context.
This two-building flex/industrial property totals 10,700 square feet on 2.6 acres. The storage shop building is set up with two double shops and a single shop, and it is currently leased for $2,950 per month. That space includes in-floor heat and a boiler.
The main building offers a wider mix of space with office area, a heated shop/warehouse component, and cold storage in the back. The property also provides lease options listed at $6 per square foot NNN.
Overall, the layout supports flexible tenant use across heated work areas, cold storage, and associated office space, with multiple shop-style configurations already reflected in the existing storage shop setup.
The main building offers a wider mix of space with office area, a heated shop/warehouse component, and cold storage in the back. The property also provides lease options listed at $6 per square foot NNN.
Overall, the layout supports flexible tenant use across heated work areas, cold storage, and associated office space, with multiple shop-style configurations already reflected in the existing storage shop setup.
Key Highlights
- Two buildings on 2.6 acres, built in 1978
- Storage shops include 2 double bays and a single bay, currently generating $2,950/month with boiler in floor heat
- Main building features heated shop/warehouse space and cold storage in the back
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
$82,625
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
8.61%
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%
$1,652,500
$1.7M
Cap Rate 7%
$1,180,357
$1.2M
Cap Rate 9%
$918,056
$918.1K
Market Conditions
NOI Build-Up for 10,700 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
$141.2K $13.20/SF
− Vacancy
−$14.1K −$1.32/SF
EGI
$127.1K $11.88/SF
− OpEx
−$44.5K −$4.16/SF
NOI
$82.6K $7.72/SF
Area
Brown County, SD
Vacancy
10.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
35.00%
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%
$1,652,500
Cap Rate 7%
$1,180,357
Cap Rate 9%
$918,056
Alternative Uses
Best Use
Flex RnD
$1.18M
$1.03M – $1.38M
NOI $82,625 @ 7.0% cap · market cap 8.61%
Second Best
Warehouse
$421.0K
$368.4K – $491.1K
NOI $29,468 @ 7.0% cap · market cap 3.07%
Theoretical Best
Healthcare Medical
$1.87M
$1.63M – $2.18M
NOI $130,775 @ 7.0% cap · market cap 13.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
72
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 57401, SD
32,275
Population
15,016
Households
2.1
Avg Household Size
37
Median Age
35%
College-Educated
93%
High-School Grad
278.8 sq mi
ZIP Area
116
Density / Sq Mi
$68,183
Median Household Income
$40,562
Median Earnings
$787
Median Rent
$216,300
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?
Flex space - Two buildings on 2.6 acres include heated shop space, cold storage, and storage shops with double and single bays.
Where is this flex space located?
The property is located at 2821 8th Ave Aberdeen, SD.
What is the asking price?
The asking price for this property is $960,000.
What are key features of this property?
This property features: Two buildings on 2.6 acres, built in 1978; Storage shops include 2 double bays and a single bay, currently generating $2,950/month with boiler in floor heat; Main building features heated shop/warehouse space and cold storage in the back
