Two-Story Office
For Sale
Contact for pricing
3252-3254 Rice St, Saint Paul, MN 55126
Two-story office condominium with private offices, conference rooms, and large windows overlooking a wooded pond.
Property Size5,544 SF
Price / SF$172.80
Days on Market56
Property Features for 3252-3254 Rice St
General Information
Standard status
Active
Size
5,544 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Building Details
Stories
2
Listing Agency:
The Davidson Companies, Inc
(651) 481-6290
Listed By:
Rob C Davidson
(612) 590-7206
Source:
Moodyscre
Added: Jul 20
Changed: Sep 6
Last Checked: Sep 13 at 8:58AM
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 The Davidson Companies, Inc
Investment Insights
Based on property information with market context.
Blacktern Office Park is a well-maintained two-story office condominium that totals 5,544 SF and offers flexibility for sale, lease, or an owner-user configuration. The building is laid out as two 2,772 SF floors, with each floor including private offices, conference rooms, reception areas, built-in storage, and large windows overlooking a wooded pond. The lower level can also be demised into two approximately 1,386 SF suites, providing additional options for smaller occupancies.
The property is located along Rice Street and is described as offering convenient access to I-694, I-35E, Highway 36, and Interstate 35W.
All available space is organized around efficient floor plates designed for office use, with reception and conference components already incorporated on both levels.
The property is located along Rice Street and is described as offering convenient access to I-694, I-35E, Highway 36, and Interstate 35W.
All available space is organized around efficient floor plates designed for office use, with reception and conference components already incorporated on both levels.
Key Highlights
- 5,544 SF two‑story office condominium in the Vadnais Heights/Little Canada office market
- Two floors of 2,772 SF each; both upper and lower floors are available for sale or lease
- Lower level can be demised into two approximately 1,386 SF suites for added flexibility
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
$68,770
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
7.18%
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%
$1,375,400
$1.4M
Cap Rate 7%
$982,429
$982.4K
Cap Rate 9%
$764,111
$764.1K
Market Conditions
NOI Build-Up for 5,544 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
$123.7K $22.32/SF
− Vacancy
−$32.0K −$5.78/SF
EGI
$91.7K $16.54/SF
− OpEx
−$22.9K −$4.13/SF
NOI
$68.8K $12.40/SF
Area
Dakota County, MN
Vacancy
25.90%
Lease Rate
$22.32 /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%
$1,375,400
Cap Rate 7%
$982,429
Cap Rate 9%
$764,111
Alternative Uses
Best Use
Office B
$982.4K
$859.6K – $1.15M
NOI $68,770 @ 7.0% cap · market cap 7.18%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.36M
$1.19M – $1.59M
NOI $95,501 @ 7.0% cap · market cap 9.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
242
Businesses Nearby
Explore this area
Business Placement
Demographics for 55126, MN
27,390
Population
11,946
Households
2.3
Avg Household Size
44
Median Age
63%
College-Educated
97%
High-School Grad
13.7 sq mi
ZIP Area
1,999
Density / Sq Mi
$109,017
Median Household Income
$66,815
Median Earnings
$1,507
Median Rent
$366,400
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?
Office building - Two-story office condominium with private offices, conference rooms, and large windows overlooking a wooded pond.
Where is this office building located?
The property is located at 3252-3254 Rice St Saint Paul, MN.
What is the asking price?
The asking price for this property is $958,000.
What are key features of this property?
This property features: 5,544 SF two‑story office condominium in the Vadnais Heights/Little Canada office market; Two floors of 2,772 SF each; both upper and lower floors are available for sale or lease; Lower level can be demised into two approximately 1,386 SF suites for added flexibility
