Specialty Medical Office
For Sale
$1,200,000
30 25th Ave S, Saint Cloud, MN 56301
Existing medical buildout with treatment rooms and secure reception, well suited for specialty healthcare and professional uses.
Property Size7,800 SF
Price / SF$153.85
Days on Market49
Property Features for 30 25th Ave S
General Information
Standard status
Active
Size
7,800 SF
Property subtype
Professional Office
Warehouse & Industrial
Heavy Power
Yes
Sprinkler System
Yes
Additional Details
Traffic Count
44,000 vehicles/day
Building Details
Year Built
2006
Tenancy
Single
Listing Agency:
SVN GC Real Estate
(320) 282-2042
Listed By:
Tom Sanquist, CCIM · License #40795096
(320) 282-2042
Source:
Svngcre
Added: Jun 24
Changed: Jul 10
Last Checked: Aug 11 at 5:15AM
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 7,800 SF specialty medical and professional office building was formerly operated as a dialysis treatment center and retains substantial in-place medical infrastructure. The interior includes private treatment rooms, secure reception areas, medical-grade finishes, and multiple plumbing locations designed for clinical use. The functional layout also provides private offices, conference areas, and reception space. The building is equipped with 600 amp / 3-phase / 240V power and is fully sprinkled with a monitored fire alarm system.
Positioned within one of St. Cloud’s busiest commercial corridors near Division Street, the property offers high-visibility exposure to 44,000+ vehicles per day. Front and rear building access is available, along with an additional rear parking area. Surrounding retail and services include Walgreens, CVS, Caribou Coffee, Planet Fitness, and Coborn’s.
For operators in healthcare, wellness, behavioral health, infusion, aesthetic, or specialty medical services, the existing medical improvements may help reduce tenant improvement costs compared with a full ground-up buildout. The combination of specialty power capacity, plumbing-ready spaces, and a layout that supports private treatment and professional meetings makes the building practical for both clinical and specialty office users seeking an adaptive reuse option.
Positioned within one of St. Cloud’s busiest commercial corridors near Division Street, the property offers high-visibility exposure to 44,000+ vehicles per day. Front and rear building access is available, along with an additional rear parking area. Surrounding retail and services include Walgreens, CVS, Caribou Coffee, Planet Fitness, and Coborn’s.
For operators in healthcare, wellness, behavioral health, infusion, aesthetic, or specialty medical services, the existing medical improvements may help reduce tenant improvement costs compared with a full ground-up buildout. The combination of specialty power capacity, plumbing-ready spaces, and a layout that supports private treatment and professional meetings makes the building practical for both clinical and specialty office users seeking an adaptive reuse option.
Key Highlights
- 7,800 SF specialty medical/professional office building built in 2006
- Former dialysis treatment center with extensive medical infrastructure, including multiple plumbing locations and treatment rooms
- Secure reception areas plus private treatment rooms, private offices, conference areas, and reception space
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
$92,624
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
7.72%
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%
$1,852,480
$1.9M
Cap Rate 7%
$1,323,200
$1.3M
Cap Rate 9%
$1,029,156
$1.0M
Market Conditions
NOI Build-Up for 7,800 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
$171.3K $21.96/SF
− Vacancy
−$47.8K −$6.13/SF
EGI
$123.5K $15.83/SF
− OpEx
−$30.9K −$3.96/SF
NOI
$92.6K $11.87/SF
Area
Sherburne County, MN
Vacancy
27.90%
Lease Rate
$21.96 /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%
$1,852,480
Cap Rate 7%
$1,323,200
Cap Rate 9%
$1,029,156
Alternative Uses
Best Use
Healthcare Medical
$1.62M
$1.42M – $1.89M
NOI $113,336 @ 7.0% cap · market cap 9.44%
Second Best
Office B
$1.32M
$1.16M – $1.54M
NOI $92,624 @ 7.0% cap · market cap 7.72%
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,264 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
44,000 VPD
Traffic count
Single-tenant
Tenancy
Yes
Heavy power
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
1,065
Businesses Nearby
Explore this area
Business Placement
Demographics for 56301, MN
33,786
Population
13,511
Households
2.5
Avg Household Size
30
Median Age
32%
College-Educated
91%
High-School Grad
76.6 sq mi
ZIP Area
441
Density / Sq Mi
$69,725
Median Household Income
$29,226
Median Earnings
$1,103
Median Rent
$262,500
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?
Medical center - Existing medical buildout with treatment rooms and secure reception, well suited for specialty healthcare and professional uses.
Where is this medical center located?
The property is located at 30 25th Ave S Saint Cloud, MN.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 7,800 SF specialty medical/professional office building built in 2006; Former dialysis treatment center with extensive medical infrastructure, including multiple plumbing locations and treatment rooms; Secure reception areas plus private treatment rooms, private offices, conference areas, and reception space
