Watford City Industrial
For Sale
$5,100,000
3102 Main Street, Watford City, ND 58854
45,057 SF industrial facility with cranes and yard.
Property Size45,057 SF
Price / SF$113.19
Days on Market159
Property Features for 3102 Main Street
General Information
Standard status
Active
Size
45,057 SF
Property subtype
Industrial
Listing Agency:
CBRE | Fargo
(701) 660-3500
Listed By:
Chance Lindsey
(701) 660-3500
Source:
Cbre
Added: Mar 25
Changed: Jul 6
Last Checked: Aug 30 at 2:25PM
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 CBRE | Fargo
Investment Insights
Based on property information with market context.
This 45,057 SF industrial facility includes 5,500 SF of office space. The property features numerous drive-ins with large overhead doors, two cranes, three pressure testing booths, in-floor heat, and a large, stabilized yard. There are 14 drive-ins with 16'W x 16'H doors, one drive-in with a 16'W x 16' H roll-up door, and one drive-in with a 10'W x 10'H door. The crane has an 18" beam, 25' on center, and is 16' high. The property is located at the thoroughfare of Highway 85, S Main Street, and Highway 23.
Key Highlights
- Large industrial facility: 45,057 SF of high‑quality space.
- Excellent accessibility: Located at the thoroughfare of Highway 85, S Main Street and Highway 23.
- Multiple drive‑in doors: Features 16 drive‑ins with various sizes for easy access.
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
$173,249
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
3.40%
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%
$3,464,980
$3.5M
Cap Rate 7%
$2,474,986
$2.5M
Cap Rate 9%
$1,924,989
$1.9M
Market Conditions
NOI Build-Up for 45,057 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
$270.3K $6.00/SF
− Vacancy
−$22.8K −$0.51/SF
EGI
$247.5K $5.49/SF
− OpEx
−$74.2K −$1.65/SF
NOI
$173.2K $3.85/SF
Area
McKenzie County, ND
Vacancy
8.45%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
30.00%
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%
$3,464,980
Cap Rate 7%
$2,474,986
Cap Rate 9%
$1,924,989
Alternative Uses
Best Use
Industrial
$2.47M
$2.17M – $2.89M
NOI $173,249 @ 7.0% cap · market cap 3.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$10.71M
$9.38M – $12.50M
NOI $750,037 @ 7.0% cap · market cap 14.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 58854, ND
9,142
Population
4,941
Households
1.9
Avg Household Size
31
Median Age
24%
College-Educated
93%
High-School Grad
666.1 sq mi
ZIP Area
14
Density / Sq Mi
$88,234
Median Household Income
$61,278
Median Earnings
$1,212
Median Rent
$387,700
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?
Manufacturing property - 45,057 SF industrial facility with cranes and yard.
Where is this manufacturing property located?
The property is located at 3102 Main Street Watford City, ND.
What is the asking price?
The asking price for this property is $5,100,000.
What are key features of this property?
This property features: Large industrial facility: 45,057 SF of high‑quality space.; Excellent accessibility: Located at the thoroughfare of Highway 85, S Main Street and Highway 23.; Multiple drive‑in doors: Features 16 drive‑ins with various sizes for easy access.
