Industrial Warehouse with Drive-In
For Sale
Contact for pricing
30 Water St W, Saint Paul, MN 55107
11,200 SF industrial building features two 10x8 drive-in doors, floor drains, and remodeled office space.
Property Size11,200 SF
Price / SF$160.71
Days on Market122
Property Features for 30 Water St W
General Information
Standard status
Active
Size
11,200 SF
Property subtype
INDUSTRIAL
Additional Details
Drive-In Doors
2
Listing Agency:
Transwestern
(612) 343-4200
Listed By:
Ian Thompson
(651) 324-7239
Source:
Moodyscre
Added: May 7
Changed: Aug 14
Last Checked: Jul 22 at 6:21AM
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 Transwestern
Investment Insights
Based on property information with market context.
This 11,200 SF industrial building includes two 10 ft x 8 ft drive-in doors, floor drains, and remodeled office space. The warehouse configuration is supported by practical site features, including an abundance of parking.
Located in the heart of St. Paul’s industrial neighborhood, the property is positioned for industrial access and everyday operations. The combination of drive-in loading and in-building amenities makes it well-suited for users needing straightforward dockless entry and functional interior systems.
The interior office area has been remodeled, complementing the warehouse portion of the property. For businesses looking for an industrial facility with both loading access and updated office space, this building offers a balanced layout within a dedicated industrial setting.
Located in the heart of St. Paul’s industrial neighborhood, the property is positioned for industrial access and everyday operations. The combination of drive-in loading and in-building amenities makes it well-suited for users needing straightforward dockless entry and functional interior systems.
The interior office area has been remodeled, complementing the warehouse portion of the property. For businesses looking for an industrial facility with both loading access and updated office space, this building offers a balanced layout within a dedicated industrial setting.
Key Highlights
- 11,200 SF industrial building with remodeled office space
- Two 10 ft x 8 ft drive‑in doors
- Floor drains
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
$147,747
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
8.21%
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%
$2,954,940
$3.0M
Cap Rate 7%
$2,110,671
$2.1M
Cap Rate 9%
$1,641,633
$1.6M
Market Conditions
NOI Build-Up for 11,200 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
$181.4K $16.20/SF
− Vacancy
−$7.6K −$0.68/SF
EGI
$173.8K $15.52/SF
− OpEx
−$26.1K −$2.33/SF
NOI
$147.7K $13.19/SF
Area
Dakota County, MN
Vacancy
4.20%
Lease Rate
$16.20 /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%
$2,954,940
Cap Rate 7%
$2,110,671
Cap Rate 9%
$1,641,633
Alternative Uses
Best Use
Warehouse
$2.11M
$1.85M – $2.46M
NOI $147,747 @ 7.0% cap · market cap 8.21%
Second Best
Industrial
$1.74M
$1.52M – $2.03M
NOI $121,674 @ 7.0% cap · market cap 6.76%
Theoretical Best
Healthcare Medical
$2.76M
$2.41M – $3.22M
NOI $192,931 @ 7.0% cap · market cap 10.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
2,290
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 55107, MN
15,383
Population
6,063
Households
2.5
Avg Household Size
34
Median Age
31%
College-Educated
89%
High-School Grad
4.1 sq mi
ZIP Area
3,752
Density / Sq Mi
$78,125
Median Household Income
$46,197
Median Earnings
$1,335
Median Rent
$259,900
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?
Warehouse - 11,200 SF industrial building features two 10x8 drive-in doors, floor drains, and remodeled office space.
Where is this warehouse located?
The property is located at 30 Water St W Saint Paul, MN.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 11,200 SF industrial building with remodeled office space; Two 10 ft x 8 ft drive‑in doors; Floor drains
