Light Industrial Building with Loading
For Sale
$1,075,000
30701 Pearl Drive, Saint Joseph, MN 56374
Built in 2005, the 11,068 SF building combines office space with warehouse/storage featuring multiple overhead doors and loading dock.
Property Size11,068 SF
Price / SF$97.13
Days on Market246
Property Features for 30701 Pearl Drive
General Information
Standard status
Active
Size
11,068 SF
Property subtype
Commercial
Building Details
Year Built
2005
Listing Agency:
VoigtJohnson
(320) 250-8800
Listed By:
Craig Hiltner
(320) 250-8800
Source:
Juverealestate
Added: Dec 3, 2025
Changed: Jul 22
Last Checked: Aug 6 at 1:29PM
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 VoigtJohnson
Investment Insights
Based on property information with market context.
This 2005-built, multi-use light industrial building offers a total of 11,068 SF, with 988 SF of office space and 10,080 SF of warehouse/storage. The office area includes four offices, a reception area, and a restroom. The warehouse includes 16' high walls, multiple overhead doors, loading dock service, two restrooms, a mechanical room, and four hanging gas heaters.
Warehouse access includes three 12' x 14' overhead doors and three 8' x 10' loading dock overhead doors. The property also features loading dock functionality, paved parking, and room for expansion.
The building is well maintained and fully occupied, with an existing long-term tenant in place. The current arrangement is described as a modified gross lease, with tenant-paid utilities.
Warehouse access includes three 12' x 14' overhead doors and three 8' x 10' loading dock overhead doors. The property also features loading dock functionality, paved parking, and room for expansion.
The building is well maintained and fully occupied, with an existing long-term tenant in place. The current arrangement is described as a modified gross lease, with tenant-paid utilities.
Key Highlights
- 11,068 SF multi‑use light industrial building built in 2005 with office plus 10,080 SF warehouse/storage
- 988 SF office area includes 4 offices, large reception area, and a restroom
- Warehouse/storage has 16' high walls, four hanging gas heaters, and two restrooms
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
$89,954
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
8.37%
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%
$1,799,080
$1.8M
Cap Rate 7%
$1,285,057
$1.3M
Cap Rate 9%
$999,489
$999.5K
Market Conditions
NOI Build-Up for 11,068 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
$110.2K $9.96/SF
− Vacancy
−$4.4K −$0.40/SF
EGI
$105.8K $9.56/SF
− OpEx
−$15.9K −$1.43/SF
NOI
$90.0K $8.13/SF
Area
Stearns County, MN
Vacancy
4.00%
Lease Rate
$9.96 /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%
$1,799,080
Cap Rate 7%
$1,285,057
Cap Rate 9%
$999,489
Alternative Uses
Best Use
Flex RnD
$1.90M
$1.66M – $2.22M
NOI $132,926 @ 7.0% cap · market cap 12.37%
Second Best
Office B
$1.82M
$1.60M – $2.13M
NOI $127,607 @ 7.0% cap · market cap 11.87%
Theoretical Best
Office A
$2.42M
$2.12M – $2.83M
NOI $169,635 @ 7.0% cap · market cap 15.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 56374, MN
9,943
Population
3,662
Households
2.7
Avg Household Size
33
Median Age
31%
College-Educated
91%
High-School Grad
66.4 sq mi
ZIP Area
150
Density / Sq Mi
$78,415
Median Household Income
$36,851
Median Earnings
$1,134
Median Rent
$281,300
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?
Flex space - Built in 2005, the 11,068 SF building combines office space with warehouse/storage featuring multiple overhead doors and loading dock.
Where is this flex space located?
The property is located at 30701 Pearl Drive Saint Joseph, MN.
What is the asking price?
The asking price for this property is $1,075,000.
What are key features of this property?
This property features: 11,068 SF multi‑use light industrial building built in 2005 with office plus 10,080 SF warehouse/storage; 988 SF office area includes 4 offices, large reception area, and a restroom; Warehouse/storage has 16' high walls, four hanging gas heaters, and two restrooms
